Renters Rights Act 2026: Complete Landlord Compliance Guide

What is the Renters Rights Act?

The Renters Rights Act (formerly the Renters Reform Bill) received Royal Assent in 2025 and its provisions are being phased in throughout 2025-2026. It fundamentally changes the relationship between landlords and tenants in England, abolishing Section 21 "no-fault" evictions and introducing a new framework for possession, rent increases, and tenant rights.

Key Changes for Landlords

1. Section 21 Abolition

The most significant change is the complete abolition of Section 21 notices. Landlords can no longer evict tenants without providing a reason. All tenancies will become periodic (rolling) from day one, with no fixed-term contracts.

• No more "no-fault" evictions
• All existing fixed-term tenancies convert to periodic
• Landlords must use Section 8 grounds for possession
• New mandatory grounds added for landlord sale and family occupation

2. New Possession Grounds

To compensate for the loss of Section 21, the government has strengthened and expanded Section 8 grounds:

• Ground 1A (Landlord sale): Mandatory ground if landlord intends to sell. 4 months notice required. Cannot be used in first 12 months of tenancy.
• Ground 1B (Family occupation): Mandatory ground for landlord or close family member to move in. 4 months notice.
• Ground 8A (Repeated rent arrears): Mandatory ground if tenant has been in at least 2 months arrears three times in preceding 3 years.
• Anti-social behaviour: Accelerated process with 2 weeks notice for serious cases.

3. Rent Increase Rules

Rent increases are now limited to once per year via a Section 13 notice. Tenants can challenge "above market rate" increases at a First-tier Tribunal. The tribunal can only set rent at the current market rate (not below).

4. Decent Homes Standard

For the first time, the Decent Homes Standard applies to the private rented sector. Properties must meet minimum standards for repair, thermal comfort, and modern facilities. Non-compliant landlords face fines of up to £30,000.

5. Ombudsman Membership

All private landlords must join a government-approved ombudsman scheme. This provides tenants with a free dispute resolution service. Failure to register is a criminal offence.

6. Property Portal

A new digital Property Portal will require landlords to register their properties and demonstrate compliance with key obligations (gas safety, electrical safety, EPC, deposit protection). This creates a public record of compliant landlords.

Compliance Timeline

• 2025 Q4: Section 21 abolished for new tenancies
• 2026 Q1: Section 21 abolished for ALL tenancies
• 2026 Q2: Property Portal registration opens
• 2026 Q3: Ombudsman membership mandatory
• 2026 Q4: Decent Homes Standard enforcement begins

Penalties for Non-Compliance

• Serving an invalid Section 21 notice: void (no possession)
• Failure to register on Property Portal: up to £30,000 fine
• Failure to join ombudsman: criminal offence + unlimited fine
• Decent Homes Standard breach: up to £30,000 per property
• Retaliatory eviction attempt: void notice + potential prosecution

What Landlords Should Do Now

• Review all current tenancy agreements and update to periodic format
• Ensure all Section 8 grounds documentation is in order
• Check EPC ratings — minimum Band C required for new tenancies
• Verify gas safety certificates, EICRs, and smoke/CO alarms are current
• Register for the Property Portal when it opens
• Join an approved ombudsman scheme
• Assess all properties against Decent Homes Standard
• Set up systems to track compliance deadlines automatically