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Landlord’s guide to the Renters Rights Act
Big changes are coming for landlords and tenants!
The Renters Rights Act 2025 was passed on October 27, and the first phase of changes will take effect on May 1 2026, giving tenants stronger rights, better protection and more security in their homes.
At Whites, we know change can feel overwhelming. But we’re here to make it simple. Our team is already undergoing training and will guide all our landlords through what’s coming. Here’s everything you need to know.
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Assured Shorthold Tenancies (ASTs) are ending
Assured Shorthold Tenancies (ASTs), the most common form of tenancy, are being scrapped. Under the new rules, all tenancies will automatically become Assured Periodic Tenancies.
This means tenancies have no fixed end date. They will continue until the tenant decides to leave or a as a landlord, you end it for a valid legal reason.
A tenant must give you two months’ notice to leave and you can still end the tenancy but only using the new Section 8 rules (more on that next).
This gives tenants more long-term security in their homes, but it also means you need to be more strategic when letting properties.
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No more ‘no-fault’ evictions
Section 21, often referred to as the “no-fault eviction” route, is being scrapped. From now on, if you want to regain possession of your property, you’ll need to use a Section 8 notice, which requires a legal reason. There are 36 grounds under the new Section 8 system, some mandatory, some discretionary, and in many cases, you’ll need to show evidence in court.
You can still take back your property, but if you are selling it or you or a close family member plan to move in then you must wait 12 months after the tenancy starts before giving notice. You’ll then need to give four months’ notice if reclaiming the property under these reasons.
What if my tenant isn’t paying rent?
If you’re tenant isn’t paying, you’ll need to wait until three months’ rent arrears have built up. After that, you can serve a Section 8 notice and give four weeks’ notice.
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Rent rules are changing
Renting will become more transparent and regulated. You will only be able to accept rental payments of 28 days or one month and charging rent in advance (quarterly, six monthly or yearly) will no longer be permitted.
Rent can only be increased once a year, using a Section 13 notice and increases must reflect the fair market rent, not just what someone is willing to pay. They cannot be written into agreements and tenants will be encouraged to appeal and take the proposed increase to a tribunal should they think it is above the market rent. Bidding wars or accepting higher offers will be banned!
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Pets – no longer a flat ‘no’
Tenants will have a legal right to request a pet, and you can’t just say no without a good reason.
A valid reason to decline a pet could include your head lease or building terms prohibit pets, or you (or a family member who will live there) have a proven allergy.
You must respond to pet requests within seven days and provide a legitimate reason if you are rejecting it.
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Discrimination: what you can and can’t do
Under the Act, it will become illegal to refuse tenants on benefits or tenants with children.
You can still carry out affordability checks and refuse if your home is not suitable for them – for example a family of four wants to rent your one-bedroom flat. The aim here is to give more people fair access to homes.
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The PRS database
To keep landlords legally compliant, a new Private Rented Sector (PRS) database is being launched which is likely to come in later in 2026.
You must register every rental property before advertising it and keep property and compliance information up to date. This is so tenants can check landlord history, councils can monitor poor standards and non-compliance and you as a landlord can demonstrate compliance easily.
Letting out a property without registering it will be a criminal offence.
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Compulsory redress scheme membership
All landlords will need to join a government-approved redress scheme.
This means if something goes wrong, tenants have somewhere to make complaints and have help resolving disputes, without going to court.
If you don’t join you will be charged a £7,000 fine and up to £40,000 more if you fail to comply within 28 days.
We can help you get registered with a redress scheme and stay compliant once this comes into effect later in 2026.
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Awaab’s Law
Under new legislation in memory of Awaab Ishak, a toddler who died from a respiratory condition caused by “extensive” mould in the flat he was living in, there will be a crackdown on damp and mould.
You must investigate a reported issue within 14 days. The law will also enable tenants to sue you for compensation should you not comply.
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Decent Homes Standard (DHS) applies to all
For the first time, private landlords must meet the Decent Homes Standard (already used in social housing).
Your property must be safe and in a reasonable state of repair, free from major health and safety risks and up to standard using the Housing Health & Safety Rating System (HHSRS).
We can help arrange inspections and help bring properties up to spec where needed.
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Written statements for all tenancies
All tenants will have to be given the terms and conditions of their tenancy, in writing, within 28 days of the tenancy starting. They also have to be issued retrospectively for current tenants.
This written agreement should explain all terms and conditions clearly. We will provide these as standard, so if you’re letting with Whites, you’re covered.
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Guarantor requests
Currently, landlords can ask for a guarantor for almost any reason and a guarantor can be held responsible for the full rent for the whole length of the tenancy if the tenant can’t pay – even after the tenant moves out or dies.
You won’t be able to ask that a tenant provides a guarantor if the tenant has paid a tenancy deposit, the tenant has paid one month’s rent in advance, their income (including benefits) is sufficient or rent guarantee insurance is in place.
Guarantors’ liability will also be capped at six months’ rent and they will no longer be liable for rent after the death of a tenant.
FAQs
What happens if my tenant wants to leave after just a few months?
Under the new rules, tenants can give two months’ notice at any time, even if they’ve just moved in. That means a tenant could, in theory, leave after only a few months, even if you hoped for a longer commitment.
During referencing, ask about a tenant’s long-term plans. You may not be able to require a fixed term anymore, but open conversations can still help set expectations.
Can I still choose who I rent my property to?
Yes, as long as your reasons are lawful. You can still carry out:
- Affordability checks
- Credit referencing
- Previous landlord references
What you can’t do is automatically reject someone just because they claim benefits, have children, or are asking to keep a pet. The focus now is on fair, evidence-based decisions.
Will I have to re-reference tenants every year under the new rules?
No. Once a tenant moves in under the new system, their tenancy is open-ended and rolls on month-to-month. You won’t need to re-reference or renew their agreement unless they move out or you serve a possession notice.
What if I have a tenant who is difficult or constantly complains – can I end the tenancy?
You’ll only be able to end a tenancy if you can prove that a legal ground under Section 8 applies. Being “difficult” isn’t a legal reason, but antisocial behaviour, repeated breaches of agreement, or rent arrears are.
It’s more important than ever to keep records of all communication, complaints, and inspections in case possession is ever needed.
How do I protect myself from tenants who may exploit these rules?
While the Act does offer tenants more protection, it doesn’t remove your rights. The key is to:
- Vet tenants properly at the start
- Use a clear, legally sound tenancy agreement
- Keep detailed records and inspection reports
- Work with a managing agent (like us) who knows the law inside and out
Need help navigating the Renters Rights Act? We’ve got you covered
We’ve been working closely with industry bodies to stay on top of this legislation. We know what’s changing, and more importantly, we know how to help you prepare.
Whether you have one property or a portfolio, we’ll keep you informed, compliant, and confident.
Premium Management service
Our premium lettings management service will give you complete peace of mind when these changes come into force.
Our service includes:
Rent Guarantee Insurance
We’ll cover your monthly rental payments for up to 15 months in the event your tenant can’t pay and help you regain possession of your property.
We will also support with legal expenses up to £100,000 for property legal disputes, health and safety prosecutions, repair and renovation disputes or eviction.
Professional photography
A team of specialist property photographers will ensure you property stands out in a competitive market. This allows us to attract a larger number of potential applicants, ultimately enabling us to find the best candidate for both your situation and your property.
Routine property inspections
Our dedicated maintenance team carry out inspections of your property to ensure it is being treated with the respect and care which we expect from all our tenants and remains compliant.
In-depth referencing
Prior to any tenancy starting, we carry out full in-depth referencing including checking their credit-score, employment and past rental history.
Regular compliance audits
Our regular compliance audits ensure your property is compliant at all times during and between tenancies.
Property Health Check
With the new Private Rented Sector (PRS) database launching, you need to ensure your property and compliance information is up to date.
If you are a ‘Let Only’ landlord, for £150+VAT, we can offer you Property Health Check – a thorough assessment of your property file and compliance paperwork to ensure it is sound. We will even arrange for any compliance works to be done by one of our approved contractors.
Get in touch with our team to arrange an appointment on 01722 336 422 or email lettings-management@hwwhite.co.uk