There are three tests which the Renters Rights Act must pass if it’s to be deemed a success.
That’s the view of the National Residential Landlords Association.
The three tests are:
- Whether responsible landlords have the confidence to continue providing the homes to rent so many tenants desperately need;
- Whether they root out for good the minority of rogue and criminal landlords who undermine the reputation of the responsible majority; and
- Whether the courts process legitimate possession claims, such as those related to rent arrears and anti-social behaviour, fairly and quickly enough to give landlords the confidence to invest in those homes.
Ben Beadle, association chief executive, says: “On all three tests, the jury is very firmly out.
“We will be monitoring developments closely to assess whether the Act is working as intended in practice.”
The Act becomes law today and is widely considered the largest upheaval in the private rental sector for a generation.
Beadle continues: “Whilst today is undoubtedly a significant moment, other important parts of the Act, including the planned Decent Homes Standard, the private rented sector Ombudsman and the PRS landlord database, have yet to be implemented.
“It is therefore vital that landlords continue to keep on top of how these remaining reforms will be rolled out to ensure they remain compliant with their legal obligations.
“The NRLA will continue to provide landlords with all the resources they need to prepare and plan for all these changes as early and effectively as possible, as well as hold the Government’s feet to the fire in ensuring that, when implemented, they command the confidence of responsible landlords.”
RENTERS RIGHTS ACT AT A GLANCE
No more Section 21 evictions: From 1st May, landlords will no longer be able to issue Section 21 eviction notices to tenants. After this date landlords will only be able to evict tenants for specific grounds – for example rent arrears.
Any Section 21 notice issued before 1st May 2026 must be valid and followed by court proceedings within six months of being issued or the end of July 2026 or whichever comes first. If a valid notice has been served, the tenancy will not convert to the new rules and will remain an Assured Shorthold Tenancy until possession proceedings have concluded. A tenancy will also be prevented from converting to the new rules if a landlord has served a valid Section 8 notice before 1st May.
No more fixed-term tenancies: All tenancies will become assured tenancies and all fixed-term tenancies, like a 12-month tenancy, will become rolling periodic tenancies, meaning they won’t have a set end date. Tenants won’t need to do anything and it will mean they have better protection from eviction as well as greater flexibility if they do need to move.
More information for tenants: All landlords will need to provide prospective tenants with ‘a written statement of terms’ before they agree to a tenancy. This should include basic information such as how much rent will be and the landlord’s name and address. Failure to provide this information could result in a landlord being fined. Any existing tenants in a tenancy which converts under the new rules will need to be provided with a prescribed information sheet by May 31st 2026.
New rules on leaving a tenancy: When tenants decide they’d like to leave their tenancy they’ll have to give their landlord two-months notice in writing. For those in a joint tenancy, one tenant can serve notice on behalf of all tenants, ending the agreement for everyone. The notice period can only be shorter if it’s agreed in writing by both the landlord and all joint tenants.
Two months notice for rent increases: Landlords must give tenants two months’ notice of rent increase. Landlords will only be able to put the rent up once a year. If tenants think the increase is unreasonable, they’ll be able to challenge it via a tribunal.
Right to ask to have a pet: Tenants will have the legal right to ask if they can keep a pet, which means no more blanket bans on pets in rented accommodation. Tenants will have to write to their landlord asking permission and including information about the pet. Landlords then have 28 days to reply and can only refuse if they have a good reason. Tenancy clauses which previously banned pets will no longer be valid.
No more than one month’s rent in advance: Landlords will no longer be able to ask for more than one month’s rent in advance. Rent bidding wars will also be banned, meaning neither landlords or letting agents will be able to encourage or accept offers over the advertised rent.
Ban on discrimination: Landlords will no longer be able to specify things such as ‘no children’ or ‘no benefits’ on rental adverts or tenancies but some exceptions may apply for children.
