Introduction
This update summarises the key proposed changes under the Renters Rights Bill 2026 and what they may mean for landlords. It is intended as a practical overview to support preparation, compliance and clear communication with tenants as the new framework is introduced.
1. Fixed-term tenancy agreements will end
Tenancies will continue rolling month to month until you or your tenant decides to end the tenancy. During the first 12 months of the tenancy, you will not be allowed to move back into the property or attempt to sell it, as your tenant will have a 12-month protected period from the date they moved in, provided they do not breach any tenancy terms. On 1 May 2026, all fixed-term tenancies will convert to a periodic tenancy.
During the periodic tenancy, tenants will need to give two months' notice to end the contract.
2. Landlords will be able to review the rent annually
Every 12 months that your tenant stays in the property, you will be able to review the rent. For the rent to be raised during a periodic tenancy, you will need to serve a Section 13 notice on your tenant, informing them of the new rental level. The proposed increase in rent must be in line with market rates and comparable evidence available. If your tenant accepts the proposal, they will start paying from the next rent due date following the expiry of the Section 13 notice. If your tenant does not agree with the increase, they will be able to refer the proposed change to a tribunal to decide on a fair level. Any pre-agreed future rent increases will not be valid.
3. Section 21 notices are being replaced with new Section 8 Grounds for Possession
New Section 8 Grounds for Possession have been introduced to enable you to serve notice under different circumstances. This includes cases where you or your family want to move back into the property, where you wish to sell, where your tenant falls into rent arrears or breaches the contract (other than rent arrears), and a new ground to gain possession for anti-social behaviour.
4. There are new notice periods for bringing a tenancy to an end if you decide to sell or move back into the property
If you want the property back to live in or to sell, you will be able to do this by serving four months' notice after the tenant has been in the property for six months. You must meet the conditions of the grounds and, if challenged in the future, be able to prove you, or a family member, have moved back in, or that you have marketed the property for sale and sold it. If you serve a Section 8 notice to move back in or sell, you will not be able to let the property to new tenants for 12 months after the Section 8 notice period expires.
5. Landlords will no longer be able to request advance rental payments which include any shortfall payments
If the tenant is unable to prove affordability to pay monthly, they will still have the option of a private guarantor. It is confirmed that if the current agreement requests rent in advance, the landlord can continue to ask the tenant to pay more than one month at a time.
6. Landlords will be unable to refuse a tenant's reasonable request to have a pet in the property
If your tenant makes a reasonable request to have a pet, you will need to have legitimate reasons not to agree to the tenant having a pet. You can still stipulate your preference; however, once a tenancy has started, you will only be able to refuse a tenant's pet request under certain conditions, such as a headlease prohibition, health and safety concerns, and the property being unsuitable for pets. Tenants have the right to challenge their landlord's refusal if they feel it is unreasonable. They can do this by escalating their complaint to their Private Rented Sector Ombudsman or they could take the case to court. Any agreed existing 'no pets' clauses will become invalid.
7. Introduction of an obligatory landlord redress scheme
All landlords, including those who use a letting agent or a managing agent who is a member of a redress scheme, must join the ombudsman scheme before their property can be marketed. The aim is to provide a fair, impartial, and binding resolution to both you and your tenants.
8. Privately rented homes will need to meet the decent home standards and ensure rented homes are safe, secure and hazard-free
Awaab's Law and the Decent Homes Standard (DHS) will be applied to the Private Rented Sector (PRS). The aim of this is to set clear legal timeframes within which landlords must investigate and fix serious problems, such as damp and mould.
9. Introduce a Private Rental Sector database to ensure tenants, landlords and local authorities have access to critical information
You must register yourself and all properties on this public database from the time the property is advertised until the tenancy ends.