The Renters’ Rights Act is now in force, bringing significant changes to the private rental sector and the way tenancies are managed.
Below is a clear summary of the key points landlords need to be aware of.
Tenancies have changed
From 1 May 2026, all Assured Shorthold Tenancies have converted to Assured Periodic Tenancies. This means tenancies now run on a rolling basis, rather than having a fixed end date.
Tenants can also end their tenancy at any time by giving at least two months’ notice.
Section 21 has been abolished
Landlords can no longer use Section 21 ‘no fault’ notices to regain possession of a property.
Possession must now be sought using a valid Section 8 ground. These include reasons such as:
- The landlord or a close family member moving into the property
- The landlord intending to sell the property
- Serious rent arrears or persistent late payment
- Anti-social behaviour or criminal behaviour
- Breach of the tenancy agreement
- Redevelopment or substantial works
- Mortgage lender repossession
- Enforcement action requiring possession
Notice periods vary depending on the ground being used, so it is important to take advice before serving notice.
New protection period for tenants
Where a new Assured Periodic Tenancy Agreement is signed, tenants have a 12-month protection period.
If a landlord wishes to regain possession, notice can generally be served from month eight, to expire after the 12-month protected period, provided there is a valid Section 8 ground.
Selling a rental property
If notice is served because a landlord intends to sell, the property cannot be returned to the rental market for 12 months. This makes it especially important that landlords take the correct advice before making any decisions.
Marketing and letting rules have changed
There are also important changes to how properties are advertised and let:
- Landlords and agents cannot discriminate against tenants with children or those receiving benefits
- Rental bidding wars are banned
- Properties must be advertised with a clear asking rent
- Rent cannot be requested before the tenancy agreement is signed, including the first month’s rent in advance
- Once the agreement is signed, the first month’s rent can then be requested
Pets and rent increases
Tenants now have stronger rights to request permission to keep a pet. Landlords must consider these requests reasonably, and any refusal must have a valid reason.
Rent increases are also more tightly regulated. In most cases, rent can only be increased once every 12 months and must remain in line with market value.
Tenant information requirements
Tenants must be provided with the official Government Renters’ Rights Information Sheet.
For Karl Tatler managed properties, this has already been issued to the tenants we manage on behalf of our landlords.
Stronger enforcement
Local authorities now have stronger enforcement powers, including larger financial penalties for non-compliance.
Further requirements are also expected in the future, including a private rented sector database, a landlord ombudsman and wider property standards enforcement. Dates for these measures have not yet been confirmed.
How Karl Tatler Lettings can help
We understand that these changes may feel complex, particularly for landlords who are unsure how the new rules affect their property, tenancy or future plans.
Our lettings and property management teams have taken proactive steps to prepare for the Renters’ Rights Act, including reviewing the legislation, completing industry training and updating our internal procedures.
Our priority is to help landlords remain compliant, protect their investment and ensure their properties continue to be professionally managed.
If you have any questions about the Renters’ Rights Act or would like to discuss your property, please get in touch with our lettings team.
Yours sincerely,
Louise Goodison
Head of Lettings
Karl Tatler Estate Agents and Lettings
