Property Law Unpacked – What The Renters’ Rights Act Means For Landlords

The Renters’ Rights Act came into force on 1 May 2026 and four weeks on the impact across the private rental sector is already becoming clearer.

The legislation introduces wide ranging reforms that change how residential tenancies operate across England. For landlords this is more than a legal update. It changes the practical management of rental property and places greater emphasis on compliance, documentation and ongoing tenancy oversight.

For estate agents and property professionals there is also a clear advisory angle. Many landlord clients are still unfamiliar with how these reforms will affect possession, rent reviews and day to day tenancy management.

Section 21 Notices Have Been Abolished

One of the biggest changes is the removal of Section 21 notices.

Landlords can no longer end a tenancy without relying on a legal ground for possession. Instead possession claims must now be made under the Section 8 process using specific statutory grounds.

These grounds include matters such as:

• persistent rent arrears
• antisocial behaviour
• a landlord wishing to sell the property
• a landlord or family member moving into the property

This means landlords need to become far more process conscious than before.

Where issues arise during a tenancy records will matter. Landlords should ensure they retain clear evidence of rent payments, inspections, correspondence, complaints and compliance documentation throughout the life of the tenancy.

If a dispute develops later the quality of those records may significantly affect the outcome.

Fixed Term Tenancies Are No Longer The Norm

The Act also moves away from traditional fixed term assured shorthold tenancies.

Most residential tenancies will now operate as periodic rolling arrangements. Tenants are generally able to leave by giving notice while landlords must rely on one of the legal possession grounds if they want to recover the property.

For landlords this changes the way certainty is approached.

Historically fixed terms gave landlords comfort around occupation periods and future planning. The focus will now shift more towards strong tenant selection, active management and early communication where problems begin to emerge.

For letting agents and introducers there is likely to be increased focus on tenant referencing and affordability checks as landlords look to reduce future risk.

Rent Reviews Require Greater Care

The legislation also changes the approach to rent increases.

Rent can generally only be increased once during a twelve month period and landlords must follow the prescribed statutory process. Tenants also have the ability to challenge increases they believe exceed market levels.

This means landlords should approach rent reviews carefully and ensure any increase reflects genuine market evidence.

For landlords with larger portfolios consistency of approach will become increasingly important.

Greater Tenant Protections

The reforms also introduce stronger protections for tenants during the application and tenancy process.

Landlords and agents can no longer apply blanket restrictions against tenants with children or those receiving benefits.

Many landlords already operate fairly in this area but it is still sensible to review property listings, application forms and internal procedures to ensure they reflect the updated legal framework.

Pets In Rental Properties

Tenants now have stronger rights to request permission for pets.

Landlords are still able to refuse requests where there is a reasonable justification, particularly where lease restrictions or property specific concerns apply. However blanket “no pets” approaches are likely to become harder to defend.

As a result many landlords are reviewing tenancy agreements to include clearer provisions around pet ownership, cleaning obligations, insurance arrangements and damage responsibilities.

Spotlight: Property Disputes And The Renters’ Rights Act

The Renters’ Rights Act is expected to lead to an increase in disputes involving possession proceedings, rent arrears, tenancy management and landlord compliance obligations.

For landlords the legal framework is now more evidence based and more procedural than before. Errors in notices, gaps in records or poorly handled tenancy issues can quickly lead to delay and additional cost.

At Laurus our property disputes team advises landlords, agents, developers and property owners on matters including:

• possession proceedings
• tenancy disputes
• rent arrears claims
• landlord and tenant disputes
• property litigation strategy

We are also pleased to welcome Dominic Danvers to the firm.

Dominic specialises in property disputes and works closely with landlords and property professionals to resolve issues efficiently while protecting wider commercial interests.

Whether you are dealing with a difficult tenancy, considering possession proceedings or simply want to understand how the new legislation affects your property portfolio, Dominic and the wider Laurus team can assist.

To speak with Dominic or a member of our team contact us on enquiries@lauruslaw.co.uk 

What Should Landlords Be Doing Now?

The direction of travel within the private rental sector is clear. Regulation is increasing and expectations around compliance are becoming higher.

For landlords preparation now is likely to prevent larger issues developing later.

This is a sensible time to:

• review tenancy agreements and management procedures
• ensure compliance records are complete and organised
• revisit onboarding and referencing processes
• assess how rent reviews are handled
• seek legal advice early where disputes arise

If you are a landlord, property investor, agent or developer and would like advice on how the Renters’ Rights Act affects you or your clients please contact our team on enquiries@lauruslaw.co.uk