Rental market legislation in England went through significant change when the Renters’ Rights Act 2025 took effect on 1 May 2026. The Act changed how tenancies begin, run, and end. Letting a property can make good sense for many owners. The rulebook behind it is new.
You may have adjusted quickly. Or you may still be working out what the new rental property regulations mean for your day-to-day management. Below, you will find what is different, how it affects your tenancies, and the steps that can help you stay ahead as the market settles.
Related Reading: Legal responsibilities of landlords: Your essential guide
Why the rules around renting have moved on
The private rented sector is home to a large share of households in England. Much of the law behind it was written for a different era of renting. The Renters’ Rights Act 2025 was designed to close that gap.
What the Act set out to fix
Before the reforms, many tenancies started on a fixed term. Section 21 let landlords end a tenancy without giving a reason. This was known as a no-fault eviction. Campaigners argued this left renters unsure of their next move. The Act aims to give both sides clearer and more predictable terms.
Who the changes reach
The changes cover most homes let in England. Existing tenancies converted automatically to assured periodic tenancies. Every new let now starts on the same system. If you manage your own lets, you may feel the shift most, because the notices, records, and deadlines all land on your desk.
How tenancies now work in practice
Three of the main changes cover how tenancies run, how they end, and how rents rise. Each one shifts a familiar routine.
Periodic tenancies have replaced fixed terms
Private tenancies now run as assured periodic tenancies, with monthly or shorter rent periods. There is no fixed end date. Tenants can leave at any time by giving two months’ written notice. You can agree in writing to accept less. Tenants have more flexibility to move when their plans change.
Section 21 has ended and Section 8 has expanded
With Section 21 abolished, you now regain possession through Section 8 of the Housing Act. The Act added new grounds and updated existing ones. Each one carries its own notice period.
Grounds you can rely on
Key grounds include:
- Selling the property: cannot be used to regain possession in the first 12 months, and needs four months’ notice.
- Moving in: covers you or a close family member, with the same 12-month protection and notice period.
- Rent arrears: the mandatory ground applies at three months’ (or 13 weeks’) arrears. The debt must be owed when notice is served and at the hearing. Notice is four weeks.
- Antisocial behaviour: proceedings can start as soon as notice is served.
What the courts will expect
The reason for possession must be genuine and backed by evidence. After using the selling or moving-in grounds, you generally cannot re-let the property for 12 months. Rent statements, inspection notes, and written messages with your tenants can all help if a case reaches court.
Related Reading: Renters’ Rights Act 2025: when landlords need to sell or move back into their property
Rent reviews now follow one route
Rents can still rise in line with the market. The process is now more structured:
- Annual limit: one increase every 12 months.
- Section 13 notice: every increase needs this formal notice, with at least two months’ warning.
- Rent review clauses in the tenancy agreement can no longer be used to raise the rent.
- Tribunal challenge: tenants can ask the First-tier Tribunal to check whether the new rent reflects the open market. The tribunal cannot set a rent higher than the one you proposed.
Local evidence gives you a firm footing. A rent that matches similar homes nearby may be less likely to be challenged. It can also help keep good tenants from looking elsewhere. Reviewing your rent each year can work better than waiting until a tenant moves on.
Related Reading: Once-a-year rent increases: How landlords should plan yields, renewals and cashflow under the new rules
Pets, fairness, and how homes are let
Other changes sit outside the tenancy agreement. They shape who you let to and how you handle everyday requests.
Pet requests need a proper answer
Tenants can now ask to keep a pet. You must reply in writing within 28 days and cannot unreasonably refuse. A refusal may be reasonable where a head lease, common with flats, bans animals. Clear written terms about care and cleaning can help both sides.
Fair access for every applicant
Marketing a property now follows tighter rules, designed to give applicants a fair chance:
- No rental bidding: advertise a clear asking rent and accept no offers above it.
- Rent in advance: you can ask for no more than one month’s rent between signing and the start of the tenancy.
- Refusing tenants because they have children or receive benefits is unlawful.
Checking your lettings meet the new rules
A few focused checks can confirm you are on the right track. They show where your processes already work and where they need attention.
Bring your paperwork up to date
Old agreements may carry wording that clashes with current rental property regulations. Review them line by line. New tenancies need a written statement of terms. If you had existing tenancies, you also needed to give tenants the government’s official information sheet. If you missed any of these steps, act now.
Related Reading: The New PRS Database: A Landlord’s Guide to Early Compliance and Registration
Keep compliance records in one place
A clear filing system can save time when a tenant or local council asks questions. Keep these documents current and easy to find:
- Gas safety record (often called a certificate).
- Electrical Installation Condition Report.
- Energy Performance Certificate.
- Proof of deposit protection and the prescribed information, which sets out the deposit details tenants must receive.
Further reforms, including a Private Rented Sector Database and a Private Rented Sector Landlord Ombudsman, are expected to arrive in stages. The Decent Homes Standard is also due to extend to private rentals. Keeping records organised now should make each of those steps easier.
Keep your tenants in the loop
Tenants may have heard about the changes without knowing the detail. A short, friendly update explaining what has changed can help build trust. Respond to repair requests promptly. Tenants who feel listened to are often more likely to raise problems early, when they may be cheaper to fix.
Where a steadier rental market could lead
The reforms are still bedding in. Even so, two possible long-term benefits stand out.
Longer stays can support steadier returns
Happy tenants can settle in for the long term. That can suit families with children at local schools. Fewer changeovers can mean fewer empty weeks, lower re-letting costs, and less wear from repeated moves. Over time, steadier occupancy can make a rental property easier to plan around.
Well-kept homes keep their appeal
Condition may play a bigger part in how renters choose a home. Homes that are safe, warm, and well maintained are more likely to attract reliable tenants. Small improvements now, such as better insulation or updated heating controls, can help the property stand out over time.
Local lettings advice you can lean on
Rules on paper only go so far. Knowing how they apply to your property, in your area, can make a real difference.
Know what your property could earn
At Whitegates, our local lettings teams keep a close eye on rents, demand, and tenant expectations in the areas they cover. A rental valuation shows what your property could achieve in today’s market. It also shows how your home compares with similar lets nearby.
Stay compliant without the guesswork
Depending on the service you choose, our teams can review tenancy documents, manage notices, and keep compliance records on track for you. To find out how the Renters’ Rights Act affects your property and how it could perform, contact your local Whitegates branch for a rental valuation.
