Renters' Rights Act 2026 — Landlord checklist
Summary
The Renters’ Rights Act 2026 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 new Private Rented Sector (PRS) Database, and strengthens tenant rights significantly. England landlords should start preparing now.
Checklist
- Understand that all fixed-term ASTs will become periodic tenancies once the Act comes into force
- Familiarise yourself with the new grounds for possession (replacing Section 21)
- Register on the new Private Rented Sector Database (landlord registration requirement)
- Review your tenancy agreements and update them for the new regime
- Ensure all existing compliance is in order — the Act does not change underlying compliance requirements (gas safety, EICR, EPC etc.)
- Review and update your rent review procedures (new rules on rent increases)
- Understand the new Decent Homes Standard obligations as they come into effect
- Monitor official guidance for implementation dates
What to store in the vault
- Records of all Section 21 notices served before the Act comes into force (for historical reference)
- Your PRS Database registration reference once registered
- Updated tenancy agreements for the new periodic regime
- Any notices or correspondence with tenants about the changes
What to log as proof
- Date of PRS Database registration
- Any updated documents served to tenants as a result of legislative changes
- Notes on tenancy terms converted to periodic under the new regime
What to include in a compliance pack
Compliance packs under the new regime will need to reflect:
- Confirmation of PRS Database registration
- Updated tenancy terms
- Any new prescribed information required under the Act (details TBC from official guidance)
Key changes at a glance
End of Section 21 (no-fault evictions) Once the Act is in force, landlords will no longer be able to use Section 21 to end a tenancy. All possession claims will need to use the updated Section 8 grounds.
All tenancies become periodic New and existing fixed-term ASTs will convert to periodic tenancies. Landlords will not be able to grant new fixed-term tenancies.
Private Rented Sector Database A new mandatory database for landlords and letting agents. Landlords will need to register properties and keep details up to date.
Decent Homes Standard For the first time, private rented properties will be subject to the Decent Homes Standard, giving local authorities new enforcement powers.
Rent increases New rules on rent increases — limited to once a year and challengeable via the First-tier Tribunal.
FAQ
When does the Renters’ Rights Act come into force? The Act received Royal Assent in early 2025. Most provisions are expected to come into force during 2025–2026. Check gov.uk for the latest commencement dates.
Will my existing tenancy agreements still be valid? Existing ASTs will automatically convert to periodic tenancies when the Act comes into force. Your agreements may need updating to reflect the new rules.
Can I still evict a tenant under the new regime? Yes, but only using the updated Section 8 grounds for possession. The Act strengthens several grounds (e.g. landlord moving in, selling the property) while adding new ones.
What is the PRS Database? A new government-operated database that landlords must register with. It will hold details of landlords, their properties, and compliance history. Failure to register will be a civil offence.
Do I need to re-register all my properties? Registration requirements are being phased in. Monitor official guidance for the registration timeline.
Does the Act affect compliance requirements like gas safety? No — existing compliance requirements (gas safety, EICR, EPC, deposits, Right to Rent) remain unchanged. The Act adds new obligations on top of existing ones.