The Renters' Rights Act: What it means for landlords
The biggest change to rental law in 30 years. Section 21 is gone. Eviction is harder. Your only real protection is choosing the right tenant from the start.
Screen your next tenant →Before 2026
May 2026 onwards
Section 21 available
Section 21 ABOLISHED — grounds-only eviction
Periodic tenancies optional
All tenancies become periodic by default
Fixed-term ASTs allowed
No new fixed-term ASTs permitted
Section 21 available
Section 21 ABOLISHED — grounds-only eviction
Periodic tenancies optional
All tenancies become periodic by default
Fixed-term ASTs allowed
No new fixed-term ASTs permitted
6 changes that affect every landlord
What's changing, what it means for you, and how LetSorted helps you stay protected.
Section 21 "no-fault" evictions are abolished
Landlords can no longer evict a tenant without giving a reason. Every eviction now requires a specific ground under Section 8.
Once a tenant is in, getting them out — if things go wrong — requires court proceedings with a valid legal ground. A difficult tenancy that previously took 2 months to resolve could now take 12 months or more.
Before you hand over keys, LetSorted's AI vetting analyses bank statements to verify income, assess affordability, detect red flags like gambling, payday loans, or erratic spending — so you start the tenancy with confidence, not hope.
Fixed-term tenancies are abolished
All new tenancies will be periodic from day one — rolling month to month. Landlords cannot grant a new fixed-term AST. Existing fixed terms continue until they expire, then convert automatically.
You lose the certainty of knowing your property is occupied for a defined period. Tenants can leave with 2 months’ notice at any point, making void periods harder to plan for and cash flow less predictable.
LetSorted tracks your tenancy status in real time. When a tenant gives notice, your dashboard updates immediately — so you can open applications, start vetting candidates, and minimise void periods without scrambling.
Section 8 grounds are restructured
While Section 21 is removed, several Section 8 grounds are strengthened — including a new mandatory ground for landlords who genuinely want to sell or move in a family member. Rent arrears grounds are also tightened.
Eviction for rent arrears now requires a higher threshold before the mandatory ground applies. Courts have more discretion. Getting a possession order takes longer and costs more than before.
LetSorted logs every rent payment — or missed payment — with a timestamp. If you ever need to evidence arrears in court, you have a complete, unambiguous record from day one of the tenancy.
Rent increases limited to once per year
Landlords can only increase rent once every 12 months and must use the Section 13 process. Tenants can challenge increases at the First-tier Tribunal, which will assess whether the proposed rent is at market rate.
You cannot adjust rent to reflect rising costs more than once a year. If a tenant challenges your increase, the tribunal sets the rate — and can only rule equal to or below your proposed figure, never higher.
LetSorted will generate compliant Section 13 notices when it's time for your annual review — with correct notice periods, prescribed wording, and a record that it was served.
Fixed hazard timescales are coming to the private sector
Awaab's Law sets fixed timescales for investigating and fixing hazards, including damp and mould. It is in force for social landlords only, from 27 October 2025. The Renters' Rights Act 2025 provides for extending it to the private rented sector, but that extension has not been commenced and the private-sector timescales are still subject to consultation.
The fixed timescales do not bind you yet — but your existing duties already do. The Homes (Fitness for Human Habitation) Act 2018, section 11 of the Landlord and Tenant Act 1985, and the HHSRS all require you to deal with damp, mould and other serious hazards now. Landlords who already respond promptly and document it will have nothing to change when the extension arrives.
Every maintenance request submitted through LetSorted is timestamped and logged. You get instant notifications, can track response times, and export a complete evidence pack — every message, photo, and status update — if you ever need to demonstrate compliance.
Blanket pet bans are banned
Landlords can no longer include a blanket prohibition on pets in tenancy agreements. Tenants have the right to request a pet, and landlords can only refuse with a valid reason. Landlords may require pet insurance as a condition.
Your standard 'no pets' clause is no longer enforceable as written. You'll need to update your tenancy agreement template and handle pet requests individually with documented reasoning if you decline.
LetSorted's tenancy agreement templates are updated for RRA compliance — including correct pet request handling clauses. Both parties sign digitally, and the signed document is stored permanently.
Detailed guides
In-depth articles on every aspect of the Renters' Rights Act.
Grounds 10 and 11: Arrears Below the Ground 8 Line
The Renters' Rights Act raised Ground 8 to three months. For persistently late and partial payers, possession now depends on the quality of your payment record.
Section 8 Grounds After the Renters' Rights Act
All 37 grounds for possession in England — 26 mandatory, 11 discretionary — where the notice periods actually live, and the traps that void a good notice.
What Is a Periodic Tenancy Now? The 2026 Position
The statutory periodic tenancy was deleted from the Housing Act 1988 for private lettings on 1 May 2026. What replaced it, and what that changes in practice.
Does Awaab's Law Apply to Private Landlords? What's Actually in Force
Awaab's Law is not yet in force for private landlords — it is a later phase of the Renters' Rights Act, still subject to consultation. But damp and mould duties already apply. Here's the precise position.
Pets and the Renters' Rights Act: The 28-Day Duty Landlords Keep Missing
The Renters' Rights Act makes landlords respond in writing to a tenant's pet request within 28 days, and consent can't be unreasonably refused. Miss the deadline and the tenant can go to court.
Rent Increases Under the Renters' Rights Act: How a Form 4A Notice Becomes Invalid
Under the Renters' Rights Act, rent rises use a section 13 Form 4A notice. It fails on precise points: the effective date must start a tenancy period, plus the 2-month notice and first-year rules.
Section 8 Ground 8: Why Your Rent-Arrears Notice Can Fail
Ground 8 is the mandatory rent-arrears ground, but it fails on precise, avoidable points: the 3-month threshold, the 4-week notice, arrears at hearing, and the Universal Credit exception.
When Was Section 21 Abolished? Key Dates for UK Landlords
Section 21 was abolished on 1 May 2026 under the Renters' Rights Act. Timeline, what happened, transition rules, and what replaces no-fault evictions for UK landlords.
Assured Periodic Tenancy: How Tenancies Work Since May 2026
Every tenancy became assured periodic on 1 May 2026 — no fixed terms. What that means for rent increases, tenant notice, and how you regain possession.
New Eviction Rules for UK Landlords 2026: Complete Guide
Complete guide to the new eviction rules for UK landlords in 2026. Covers Section 8 grounds, notice periods, court procedures, and the end of no-fault evictions.
Section 21 Abolished: What Replaced It for Landlords (2026)
Section 21 ended on 1 May 2026. What replaced it: the Section 8 grounds you can now use, the notice period each one requires, and what to change in how you let.
Section 8 Grounds: Which One to Use and When
Detailed breakdown of every Section 8 ground for possession in 2026. Know which ground applies to your situation and the evidence you need.
The landlords who thrive under the new rules will be the ones who chose well from the start.
AI tenant vetting. Compliant agreements. Maintenance records. Everything in one place.
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