Landlord Legal Briefing

The Renters' Rights Act: Plain-English Guide for Landlords

Major tenancy reforms came into force in England on 1 May 2026. Here is what has changed, how it affects your property, and what it means for your rental income.

Last reviewed: 2026-09-30By Cyrus Pacotho

Important note: This guide provides general information about tenancy legislation in England. It does not constitute legal or financial advice. For specific tenancy disputes, always consult a qualified solicitor or professional body such as the National Residential Landlords Association (NRLA).

When did the Renters' Rights Act come into force?

The main reforms under the Renters' Rights Act came into force in England on 1 May 2026.

The legislation fundamentally restructured private residential tenancies, ending the Assured Shorthold Tenancy (AST) regime that had existed since the Housing Act 1988. See official guidance on GOV.UK.

What happened to Assured Shorthold Tenancies and fixed terms?

Assured shorthold tenancies ended on 1 May 2026. Most private residential tenancies are now rolling (periodic) assured tenancies with no fixed end date.

Tenants can give notice to leave at any time by providing two months' written notice. Landlords can no longer lock tenants into fixed 6-month or 12-month terms, creating higher uncertainty around void periods and income stability for traditional buy-to-let owners.

Can landlords still issue Section 21 "no fault" evictions?

No. Section 21 "no fault" evictions were abolished for most private residential tenancies on 1 May 2026.

Landlords can no longer regain possession without proving a specific statutory legal reason. To repossess a property, landlords must now rely strictly on updated Section 8 grounds under the Housing Act, such as serious rent arrears, antisocial behaviour, or an intention to sell or move into the property. These grounds require specific evidence and court proceedings, making the eviction process slower and more rigorous.

How can landlords increase the rent?

Rent can now only be increased once a year using the statutory Section 13 notice procedure with at least two months' advance notice.

Contractual rent-review clauses in tenancy agreements are no longer valid. Furthermore, tenants have the right to challenge any proposed rent increase at the First-tier Tribunal if they believe it exceeds prevailing open-market rates. The tribunal can determine the fair market rent, and landlords cannot charge above that determination.

Are there limits on rent in advance and rental bidding?

Yes. Rent in advance is strictly capped at a maximum of one month's rent, and rental bidding is completely banned.

Landlords and letting agents cannot request or accept several months of rent upfront from prospective tenants. Additionally, rental bidding has been prohibited: property adverts must state a clear asking rent, and agents or landlords are prohibited from inviting or accepting offers above that advertised figure.

What are the rules regarding benefits and children?

Landlords and agents cannot discriminate against prospective tenants simply because they receive welfare benefits or have children.

Blanket bans such as "No DSS" or "No children" are legally unlawful. Every applicant must be assessed fairly based on individual affordability and suitability.

Why do Rent Repayment Orders (RROs) now matter to superior landlords?

Rent Repayment Orders (RROs) were significantly extended and can now be made directly against superior landlords (property owners), not just immediate mesne operators.

Previously, property owners who leased to an intermediary were partially shielded if that middle company breached HMO licensing or housing standards. Under the reformed laws, if an operator manages your property unlawfully, such as letting to too many occupants without the correct local borough HMO licence, tenants or councils can pursue you, the superior landlord, for up to 24 months of repaid rent.

This makes working with an accountable, compliant, and transparent operator more vital than ever before.

What this means if you work with a guaranteed rent company

Working with Zerida Properties shields you from day-to-day tenancy headaches while keeping your property fully compliant.

Commercial lease, not an AST: Zerida leases your property on a business-to-business commercial agreement. You receive a guaranteed fixed corporate income on the same date every month.
We carry the tenant & void risk: Under rolling tenancies, traditional landlords face sudden voids when tenants give two months' notice. With Zerida, your rent never stops, void periods are 100% our financial responsibility.
Full compliance management: We track borough licensing rules, safety certificates (gas safety, EICR, EPC, smoke/CO alarms), and individual occupier vetting, protecting you from superior landlord liabilities.
No court battles or eviction stress: Dealing with Section 8 notices and tribunal hearings is handled by our professional team, not you.

Worried about the new rules? Let Cyrus take the strain.

Get in touch today for a free, confidential property assessment and guaranteed rent valuation.