Renters' Rights Act — Landlord checklist

The Renters’ Rights Act is the most significant piece of landlord and tenant legislation in England for a generation. It abolishes Section 21 no-fault evictions, moves all tenancies to periodic terms, introduces a Private Rented Sector Database, and strengthens tenant rights on rent increases, pets, and discrimination. England landlords should prepare now for 1 May 2026. Reviewed March 2026.

What changes on 1 May 2026

End of Section 21 (no-fault evictions) From 1 May 2026, landlords cannot serve Section 21 notices. All possession claims must use the updated Section 8 grounds.

All tenancies become periodic New and existing fixed-term ASTs convert to periodic tenancies. Landlords cannot grant new fixed-term ASTs after 1 May 2026.

Private Rented Sector Database A new mandatory database for landlords and letting agents. Landlords must register properties and keep details up to date. Failure to register is a civil offence.

Decent Homes Standard For the first time, private rented properties in England are subject to the Decent Homes Standard, giving local authorities new enforcement powers.

Rent increases Limited to once a year via a formal Section 13 notice process. Tenants can challenge at the First-tier Tribunal.

Pets Tenants have a right to request a pet. Landlords can only refuse on reasonable grounds and must respond within 42 days. Landlords can require pet insurance.

Discrimination It will be unlawful to refuse to let to benefit claimants or to families with children without justification.

Landlord checklist

Before 1 May 2026:

• Understand all existing fixed-term tenancies will convert to periodic on 1 May 2026
• Review any Section 21 notices — they must be served and proceedings started before 1 May 2026
• Familiarise yourself with the updated Section 8 grounds for possession
• Check all existing compliance documentation is current (gas safety, EICR, EPC etc.)
• Review tenancy agreements for provisions that may conflict with the new rules

From 1 May 2026:

• Register on the PRS Database when registration opens
• Use periodic tenancy terms for all new tenancies (no new fixed-term ASTs)
• Only increase rent once every 12 months using the prescribed notice procedure
• Follow the 42-day pet request process when a tenant makes a request
• Do not discriminate against benefit claimants or families with children

Ongoing:

• Monitor gov.uk for updates on PRS Database registration deadlines
• Track compliance renewal dates in TenancyVault — the Act doesn’t remove existing obligations
• Store all evidence of compliance and communications with tenants

What evidence to keep

• Records of all Section 21 notices served before 1 May 2026 and related possession proceedings
• PRS Database registration reference once registered
• Updated tenancy agreements or documentation for the new periodic regime
• Any notices or correspondence with tenants about the changes
• Records of rent increases (once per year) with formal notice dates

FAQ

When does the Renters’ Rights Act come into force? The main provisions are expected to take effect from 1 May 2026.

Will my existing tenancy agreements still be valid? Existing ASTs automatically convert to periodic tenancies on 1 May 2026. Agreements may need reviewing for conflicting provisions, but the conversion is automatic.

Can I still evict a tenant under the new regime? Yes, using the updated Section 8 grounds for possession. New grounds include landlord wishing to sell, landlord or family member moving in, and various antisocial behaviour grounds.

What is the PRS Database? A government-operated database where landlords must register. It will record landlord details, properties, and compliance history. Penalties apply for non-registration.

Does the Act affect existing compliance requirements? No — gas safety, EICR, EPC, deposits, and Right to Rent requirements remain unchanged. The Act adds new obligations on top of existing ones.