The Renters’ Rights Act is now a reality, leaving landlords questioning what their next step should be. While the majority of the reforms don’t come into effect until 1st May 2026 or even later, the delay is on purpose. The lead time gives landlords a chance to prepare their properties and their approach. In this guide, we suggest where focus should be directed:
Plan now so buy-to-lets are fully compliant
Legislation is already clear regarding the safeguarding of tenants and suitability of properties but from 27th December 2025, local councils will have new powers to inspect rental properties and scrutinise documents to establish whether a landlord is breaking the law. Prioritising gas, fire, electrical and water safety is an excellent place to start as this will be required when registering for the new database (more on that later). Pay attention to when inspections are due, servicing is required and certificates expire.
Compliance also covers minimum energy standards in buy-to-lets. Although not an incoming new law, the Act’s supporting documents outline how the Government will soon report on upgrading the minimum EPC required in private rentals from an E to a C for all lets by 2030. With this in mind landlords should include energy efficient upgrades in their investment plans or risk owning a property too inefficient to legally rent out.
Landlords should be mindful that the Renters’ Rights Act also paves the way for Awaab’s Law to apply to the private rental sector, although there is no introduction date at present. This will force landlords to respond to and fix serious hazards, including mould, within Government-set timeframes. Sooner will be a new Decent Homes Standard – to be introduced in either 2035 or 2037.
If the Decent Homes Standard is a replica of what already exists in the social housing sector, the age and functionality of kitchens and bathrooms will be called into question. Now is a good time for landlords to undertake modernisation programmes, and investigate the root cause of mould and damp, especially if the issue is structural.
Refresh approaches to advertising & rent
Landlords seeking tenants or launching new-to-market rentals will need to take a fresh approach to language and detail. The Renters’ Rights Act will end discrimination against tenants in receipt of benefits and those with children. In practice, this means phrases such as ‘no DSS’ and ‘no kids’ will be banned from all listings and advertisements.
The Act also bans landlords and their agents from encouraging tenants to outbid rival renters – often referred to as bidding wars – and they will not be able to accept a higher-than-advertised rent, even if it is offered. In practice, the advertised monthly rent is the final amount of rent a tenant will pay.
It’s also worth noting that from 1st May 2026, rent increases will be capped to once a year and must be processed using a Section 13 notice. Advance payments taken by landlords will also be capped at one months’ rent.
Budget & prepare for new services
The Government expects to launch two new services later in 2026, to which landlords will have to contribute financially. The first is a new private rental sector database that will be searchable by the general public. As well as contact and property details, landlords will need to upload safety and compliance documents. Ensuring these are up-to-date and to hand will be imperative.
The other service will be a new private rental sector ombudsman, who will mediate in disputes and complaints. Again, an annual fee will be payable. Both services will be mandatory when introduced and the fines/penalties for non-compliance will far outweigh ignoring the directives.
Look out for new paperwork
The Act sees a shake-up of tenancy agreements, with existing fixed-term assured shorthold tenancy agreements automatically switching to periodic rolling tenancy agreements from 1st May 2026. In March 2026, the Government will publish an information document on the change that landlords must serve to tenants. There will also be a new template tenancy agreement to use for all new tenancies created after 1st May 2026.
Consider how property and pets align
Tenants will be able to request to keep a pet thanks to the Act, and landlords can only refuse this if there is a valid reason. Now is a good time to establish where there are any ‘no domestic animal’ restrictions imposed by a superior leaseholder or contained within wider building, block or estate covenants.
Familiarise yourself with Section 8 notices
Finally, the Renters’ Rights Act will abolish Section 21 notices. From the 1st May 2026, the only way for landlords to regain possession will be to issue a Section 8 notice. This has an expanded set of possession grounds, which every landlord should familiarise themselves with. Pay attention to the specific restrictions and notice periods, as they need accounting for when timing the serving of a notice.
We have digested all the fine details of the Renters’ Rights Act and are ready to help landlords adapt and stay compliant. If you would like help with implementing and abiding by new rental laws, contact us today.
Subscribe to receive the latest property market information to your inbox, full of market knowledge and tips for your home.
You may unsubscribe at any time. See our Privacy Policy.