The Renters’ Rights Act: What it means for landlords

The Renters’ Rights Act aims to increase tenant security, stability, and protection while providing landlords with clearer rules, including valid grounds for repossession.³ (external link) 

Some key changes include: 

• Ending Section 21 (external link) ‘no-fault’ evictions.
• Converting fixed-term assured tenancies into rolling (periodic) tenancies.
• Extending the Decent Homes Standard (external link) to most privately rented homes.
• Applying Awaab’s Law (external link) to privately rented homes.
• Giving tenants stronger rights to request a pet in the property, which landlords cannot unreasonably refuse.
• Tightening rules around rent increases, discrimination, and property standards.

The Renters’ Rights Act requires landlords to comply with stricter standards and procedures for rent increases, evictions, and property maintenance. 

Ending fixed-term assured shorthold tenancies (May 2026) 

Assured shorthold tenancies (ASTs) are the most common type of private rental agreement in England, making up around 86% of all privately rented tenancies.⁴ (external link) 

A fixed-term AST allows a landlord to rent out property to tenants for a fixed period, usually six or 12 months. At the end of the fixed term, the tenancy can end, be renewed, or switched to a rolling agreement that continues on a month-to-month basis.⁵ (external link) 

The Renters' Rights Act bans fixed-term ASTs and requires rolling tenancies instead. Once implemented, existing fixed-term agreements will be converted to rolling tenancies, which tenants can terminate by providing two months' notice. 

The new rules also give tenants a 12-month protected period at the start of their tenancy, meaning landlords cannot evict them to move in or to sell the property during this time. After the first year, landlords will need to give four months' notice if they evict for these reasons.⁶ (external link) 

Banning Section 21 evictions (May 2026) 

The Renters’ Rights Act includes a ban on Section 21 eviction notices, which allow landlords to end an AST or rolling tenancy without providing a reason.⁷ (external link) They will instead need to use a Section 8 notice, which requires landlords to give a legally valid reason for eviction – such as rent arrears or a breach of the tenancy agreement. 

Rent increases and the Section 13 review process (May 2026) 

Under the act, landlords can only raise rent once a year using a Section 13 notice, stating the new amount with at least two months’ notice before the increase takes effect. Rent review clauses in tenancy agreements will be banned. 

Landlords will also need to justify rent increases with comparable market data and keep records of notice periods. Tenants can challenge increases via the First-tier Tribunal (external link) if they believe the rent increase is above market rate.

Please note that Hiscox does not provide legal advice or benchmarking tools. 

Ending rental property bidding wars (May 2026) 

The act prohibits ‘bidding wars’, in which landlords or agents accept offers above the advertised rental price. Rent must be advertised at a set rate, and landlords cannot solicit or accept higher bids. 

Protecting tenant requests for pets (May 2026) 

Landlords will be required to consider all tenant pet requests within 28 days. Consent cannot be unreasonably denied, and tenants who believe a decision is unfair can challenge it through the Private Rented Sector Ombudsman or take the matter to court. 

Landlords must also assess each request on a case-by-case basis. What counts as a reasonable refusal will depend on the specific circumstances of the landlord, tenant, and property. The government will provide guidance to help landlords and tenants make fair decisions about pet requests. 

Discrimination protection (May 2026) 

The act makes it illegal for landlords to discriminate against tenants based on whether they receive benefits or have children. This covers both direct discrimination, such as 'No DSS' adverts, and indirect practices used to prevent someone from securing a tenancy. 

Landlords can still carry out referencing checks based on affordability, but not on the basis that someone has children or receives benefits. The government is working with the sector on implementation and will provide further details on timing to support a smooth transition. 

Strengthening rent repayment orders (May 2026) 

The act aims to strengthen rent repayment orders (external link) (RROs), allowing tenants to reclaim up to 24 months' rent (doubled from 12 months) if landlords breach key housing laws. Some listed offences include: 

• Operating as an unregistered landlord.
• Harassing or illegally evicting tenants.
• Failing to comply with an improvement notice (external link).
• Submitting false information to the private rented sector (PRS) database. 

PRS database (Phase 2) 

Under the act, a national PRS database will be introduced. By law, all landlords will be required to register themselves and their properties. 

The database will serve as a central hub where landlords can access guidance and stay informed about their legal responsibilities. Tenants can use it to check a landlord's registration status and compliance history before renting, and to understand their options for raising concerns. 

Local councils will also be able to use the database to monitor landlord compliance with housing standards.

Landlords who fail to register may face penalties or be barred from letting properties. They will also be unable to issue certain possession grounds. 

Landlord Ombudsman (Phase 2) 

All private landlords in England will be required to join the Private Rented Sector Landlord Ombudsman Service. This service will provide dispute resolution for landlord-tenant conflicts, allow tenants to escalate complaints without court proceedings, and issue binding decisions. It also offers landlords guidance and support to help them handle complaints. 

The Ombudsman will have powers to compel landlords to issue an apology, provide information, take remedial action, or pay compensation. 

Failure to join the scheme may result in financial penalties of up to £7,000 for initial breaches and up to £40,000 for continuing breaches. Local councils will have the authority to step in when a landlord hasn’t joined the scheme. They’ll also be able to take action against anyone who markets a privately rented home owned by an unregistered landlord. 

Applying the Decent Homes Standard to private rentals (Phase 3) 

The Decent Homes Standard (DHS), already applied in the social housing sector, will extend to most private rentals. DHS criteria include: 

• Adequate heating and insulation.
• A reasonable state of repair.
• No serious ‘Category 1’ health and safety hazards under the Housing Health and Safety Rating System (HHSRS) (external link).
• Reasonably modern facilities and services.⁸ (external link) 

Landlords whose properties fail to meet DHS requirements may face criminal prosecution or civil penalties by local authorities. 

In July 2025, the government published a consultation on the Decent Home Standard, which ran until 10 September 2025. The consultation proposed that the DHS become enforceable between 2035 and 2037. 

Applying Awaab's Law to private rentals (Phase 3) 

Awaab's Law (external link), named after a child who died from prolonged mould exposure in a social housing flat, came into force for social housing landlords in October 2025, requiring them to act within strict timelines when addressing health hazards like damp and mould.⁹ (external link) Under the Renters’ Rights Act, Awaab’s Law will also apply to private landlords. 

If landlords fail to meet these timelines, tenants will have the right to request compensation or take legal action. Local authorities may also impose fines or other penalties. 

The government is still determining how Awaab's Law will extend to private rentals, including the specific timescales.

Although the act has not yet been fully implemented, landlords can start taking steps now to prepare for the potential changes. 

Read and understand the act 

If you’re a landlord, familiarising yourself with the Renters’ Rights Act can help you navigate new regulations with more confidence. Gaining an understanding of your obligations may also reduce the risk of non-compliance. 

Because the act will be implemented in stages, monitoring government updates can also be useful. 

Audit properties against the Decent Homes Standard 

Checking your properties to ensure they meet the Decent Homes Standard and safety requirements can help ensure compliance. Professional inspections for older properties and budgeting for repairs may be worth considering. 

Some key areas to inspect include: 

• Heating systems and insulation.
• Damp and mould issues.
• Kitchen and bathroom facilities. 

Review and update tenancy agreements 

Tenancy templates may need to be revised to reflect the new legal framework. This could include removing fixed-term clauses, updating rent review procedures to comply with Section 13 rules, clarifying grounds for possession using Section 8 categories, and including clear procedures for tenant requests such as pet ownership. 

Many landlords work with solicitors or letting agents to ensure compliance.