The Renters’ Rights Act is expected to be implemented during 2026, although some elements may be introduced in phases. The government has indicated that major reforms such as the abolition of Section 21 and the move to assured periodic tenancies will only take effect once the court system and regulatory framework are ready to support the changes.

Landlords should therefore keep up to date with the implementation timetable, as the exact dates may still evolve before the legislation is fully operational.

Yes. The Renters’ Rights Act removes the ability for landlords to use Section 21 “no-fault” eviction notices.

This means landlords will no longer be able to regain possession of a property simply by serving a Section 21 notice at the end of a tenancy. Instead, landlords will need to rely on specific possession grounds under Section 8, such as selling the property, moving back into the property themselves, or dealing with serious rent arrears.

You can read more about this in our guide to Section 21 abolition and possession reform.

Yes. The abolition of Section 21 does not remove landlords’ right to regain possession of their property.

However, landlords will need to rely on recognised Section 8 possession grounds, which require a clear legal reason for ending the tenancy. These grounds include situations such as selling the property, landlord occupation, serious rent arrears or anti-social behaviour.

In most cases, the landlord must also provide the correct notice period and supporting evidence before possession can be granted by the court.

Under the new framework, assured periodic tenancies will become the default tenancy structure in England.

This means that most tenancies will no longer have fixed terms with a predetermined end date. Instead, they will continue until either the tenant gives notice to leave or the landlord relies on a valid possession ground.

For landlords, this removes the traditional “renewal point” that previously existed when fixed-term agreements ended.

In most cases, landlords will only be able to increase rent once every twelve months using the formal Section 13 rent increase process.

This requires landlords to serve a Section 13 notice proposing the new rent and providing the correct notice period — typically two months before the increase takes effect.

Tenants may challenge the proposed rent at the First-tier Tribunal if they believe it exceeds the local market rate.

Yes. If a tenant believes a proposed rent increase is higher than the market rate for comparable properties, they may refer the increase to the First-tier Tribunal (Property Chamber).

The tribunal will assess the local market rent for the property and determine whether the proposed increase is reasonable.

If the tribunal finds the proposed rent is above market level, it may set a lower rent that becomes legally binding.

The notice period depends on the possession ground being used.

For example, where the landlord intends to sell the property or move into it themselves, the expected notice period is generally four months, and these grounds cannot normally be used within the first twelve months of a tenancy.

In cases involving serious rent arrears, the notice period may be four weeks, while certain anti-social behaviour cases may involve shorter notice periods.

Because the notice requirements vary, selecting the correct possession ground and notice period will become increasingly important.

Under the new system, tenants will usually be required to give at least two months’ notice to end a tenancy.

Once the notice period expires, the tenancy ends and the tenant is no longer responsible for paying rent beyond that date.

In joint tenancies, a notice served by one tenant can potentially end the tenancy for all occupants, which is one reason landlords need to understand how tenant notices operate.

The Renters’ Rights Act introduces a national Private Rented Sector (PRS) landlord database.

This database is intended to create a central register of landlords and rental properties in England. Landlords will normally be required to register themselves and their properties, allowing regulators and tenants to confirm that the property is being let in compliance with housing regulations.

The system is designed to improve transparency and make it easier for authorities to identify landlords who repeatedly breach the rules.

The Renters’ Rights Act significantly increases the enforcement powers available to local authorities.

Civil penalties for certain breaches may reach £7,000, while more serious offences or repeated non-compliance could result in fines of up to £40,000.

In some situations, landlords may also face Rent Repayment Orders, which allow tenants to recover rent paid during periods when a property was operated unlawfully.

Yes. The legislation introduces a mandatory landlord ombudsman scheme.

This system will provide tenants with a route to raise complaints about property management issues without immediately going to court. Landlords will normally be required to join the scheme and comply with its decisions.

The ombudsman will operate alongside the PRS landlord database and the expanded enforcement powers granted to local authorities.

The most effective preparation is ensuring that tenancy management processes are structured and well documented.

Landlords should review tenancy agreements, ensure compliance documentation is up to date, maintain clear communication records with tenants, and become familiar with the revised possession grounds and notice requirements.

For many landlords, particularly those managing multiple properties, professional property management can help ensure these procedural requirements are handled correctly as the new system takes effect.

Yes, but landlords will usually need to rely on the relevant Section 8 possession ground for sale. That ground is expected to come with a four-month notice period and cannot normally be used within the first twelve months of a tenancy. The practical effect is that landlords will need to plan further ahead if sale is likely.

Yes. One of the biggest changes under the new framework is that possession becomes more evidence-led. Depending on the ground, landlords may need to show rent schedules, written communication, compliance documents, proof of intent to sell, or other supporting records. This is one reason careful record-keeping will matter much more once Section 21 is removed.