Published: 20 October 2026
The biggest shake-up of private letting in a generation is no longer on the horizon — it has moved in. Here is what has changed, what comes next, and how to keep your property, and your paperwork, in impeccable order.
A new chapter for the rented home
For nearly four decades, letting a home in England followed a familiar pattern: a six- or twelve-month fixed term, a Section 21 notice in the drawer, and a renewal when the time came. On 1 May 2026, that pattern ended. The Renters' Rights Act 2025, which received Royal Assent on 27 October 2025, now governs every assured tenancy, new or existing, and its aim is plain: longer, more secure tenancies, and landlords who can show their homes are well kept.
Goodbye, Section 21
The headline change is the end of "no-fault" eviction. Section 21 notices can no longer be served, and the transitional window for notices served before May closed on 31 July 2026. Assured shorthold tenancies became assured periodic tenancies overnight: fixed terms are gone, break clauses are void and rent periods can be no longer than a month.
If you need your property back, you must now rely on a Section 8 ground, and be able to evidence it. The grounds have been expanded to include selling the property or moving yourself or a close family member in, but these require four months' notice and cannot be used in the first year of a tenancy. The mandatory rent-arrears ground now needs three months' arrears and four weeks' notice. Tenants, meanwhile, can leave at any time on two months' notice.
Our verdict: Keep meticulous records. Under Section 8, a tidy file of rent statements, correspondence and inspection notes is no longer merely good practice,it is your case.
Rent: once a year, and in plain sight
The Act imposes an orderly rhythm on rent. Increases are limited to once a year through the statutory Section 13 procedure, with two months' notice, and tenants who believe the new figure exceeds the market rate can challenge it at the First-tier Tribunal. Rent review clauses in tenancy agreements no longer do the job.
At the outset, the asking rent must appear in every advert and you may not accept more than it, the era of bidding wars is over. Nor can you take more than one month's rent in advance.
Our verdict: Benchmark against comparable local lets before proposing a rise. A modest, well-evidenced increase is far less likely to end up before a tribunal.
Pets, families and fair play
Tenants now have the right to request a pet, and landlords may not refuse unreasonably, a consideration for anyone who has furnished in pale wool and ivory linen. Choose hard-wearing finishes and washable textiles, and the question becomes far less fraught. Blanket bans on tenants with children or those receiving benefits are now unlawful too, so "No DSS" has no place in a listing.
The paperwork you should already have done
Two deadlines have already passed. Landlords with existing tenancies had to give every named tenant the government's official Information Sheet by 31 May 2026, and those without a written agreement had to provide a written statement of terms. Penalties run to £7,000. If either slipped through the net, put it right now and keep proof of delivery.
Coming soon: the register and the ombudsman
The second phase arrives this winter. Registration on the Private Rented Sector Database, branded "Register your rental property", opens on 15 December 2026, starting with the West Midlands and rolling out one region a month. Each region has a three-month window: London properties must be registered between 15 July and 14 October 2027, and every let in England by 14 November 2027. The fee is £65 per property per year, and it is the property's location, not yours, that sets the deadline. Penalties reach £7,000 for breaches and £40,000 for offences such as supplying false information.
A Private Rented Sector Landlord Ombudsman will follow, the regulations approving landlord redress schemes came into force on 17 September 2026, giving tenants a route to resolve complaints without going to court. Further out, the Decent Homes Standard will be extended to private lets, setting a formal benchmark for homes that are safe, warm and in good repair.
Your landlord's checklist
- Audit every tenancy. Confirm the Information Sheet was served on each named tenant, and that you can prove it.
- Retire old templates. Fixed-term AST agreements belong in the archive; use documents written for periodic tenancies.
- Diarise rent reviews. One Section 13 notice per tenancy, per year.
- Rewrite your adverts. A clear asking rent, and no exclusions for children, benefits or pets.
- Prepare for the register. Note your region's window and gather gas safety, electrical and EPC certificates ready to upload.
- Budget accordingly. Allow £65 per property per year for registration.
The Act asks more of landlords, but it rewards those who already ran their lets well. Treat your rental as you would your own home, maintained, documented and cared for, and the new regime becomes less a threat than a formality.
This article covers private lettings in England and is general guidance, not legal advice.
