The Renters’ Rights Act represents one of the biggest changes to the private rented sector in decades. With reforms affecting tenancy agreements, possession procedures, rent increases, pets, and compliance requirements, letting agents have an increasingly important role in helping landlords understand their legal responsibilities and the changing regulatory landscape.
This guide highlights the key changes introduced by the legislation and the practical implications.
An overview of the Renters’ Rights Act
The Act is intended to improve security and standards for tenants while introducing a new framework for managing rented homes. The reforms are being introduced in stages, with the first phase taking effect in May 2026, with further measures to follow in subsequent phases, with a planned completion date of 2037.
The most significant changes affecting landlords
The end of Section 21 and fixed-term tenancies
One of the most notable reforms is the removal of Section 21 notices as a route to repossession. Landlords can no longer regain possession without providing a specific legal reason; instead, they must rely on the Section 8 process and the relevant grounds for possession.
To support this transition, the possession grounds available under Section 8 have been expanded to cover circumstances such as selling a property or moving a landlord or family member into the home.
The legislation has also removed traditional fixed-term assured shorthold tenancies (ASTs). These have been replaced with assured periodic tenancies (APTs), which continue on a rolling basis rather than ending on a fixed date. Tenants can generally leave by providing notice, whereas landlords must follow the statutory possession process to repossess the property.
For agents, this means ensuring landlords understand that possession planning, record-keeping, and compliance have become more important than ever.
New rules on rent increases
The Act introduces tighter controls on rent reviews and on how rental properties are marketed.
Landlords and letting agents are no longer permitted to encourage or accept bidding above the advertised rental price, helping to create a more transparent rental market.
In addition, rent increases can only be implemented using the formal Section 13 process and are generally limited to one increase per year. Any proposed increase should reflect the property’s market value, and tenants have the right to challenge increases they believe are excessive through a tribunal.
Letting agents should ensure they advise landlords on local market rents, support rent review decisions, and ensure that the correct notice procedures are followed.
Greater protection against discrimination
The reforms strengthen tenant protections, meaning landlords cannot automatically refuse applicants for receiving benefits or having children.
Agents should review their marketing practices, application processes, and advice to landlords to ensure that tenant selection criteria remain fair, objective, and compliant with current regulations.
Pets in rental properties
The legislation gives tenants increased rights to request permission to keep pets in rented accommodation. Landlords must consider these requests reasonably and cannot reject them without a legitimate justification.
Valid reasons for refusal may include:
- Restrictions contained within a superior lease.
- The suitability of the property for the animal.
- Potential health issues affecting other residents, such as allergies.
For landlords concerned about pet-related damage, insurance solutions may provide additional reassurance. Agents can support landlords by helping them assess requests on a case-by-case basis.
The introduction of the PRS database and ombudsman
A new Private Rented Sector (PRS) database is being introduced to create a central source of information for landlords, tenants, and regulators. Landlords will be required to register themselves and their rental properties, although agents may be able to complete this process on their behalf.
The database is expected to hold important compliance information, including property certification records. Failure to register could restrict a landlord’s ability to advertise a property and may result in financial penalties.
Alongside the database, a landlord ombudsman scheme will be introduced to help resolve disputes and provide access to guidance.
Future phases: Awaab’s Law and the Decent Homes Standard
Further reforms expected under later phases of the Act will focus on housing quality and property conditions.
Awaab’s Law
Awaab’s Law introduces stricter expectations around the investigation and resolution of health hazards within rented homes, particularly issues such as damp and mould. Landlords will need to respond promptly to reported concerns and demonstrate that appropriate action has been taken. Awaab’s Law already applies to social housing.
The Decent Homes Standard
The Decent Homes Standard will establish minimum expectations for privately rented accommodation. Properties will be expected to:
- Be free from serious health and safety hazards
- Remain in a good state of repair
- Provide essential facilities such as kitchens and bathrooms
- Be adequately heated and energy efficient
- Be free from persistent damp and mould issues
For agents managing properties, regular inspections and proactive maintenance programmes will become increasingly important in helping landlords meet these standards.
What this means for letting agents
The Renters’ Rights Act places greater emphasis on compliance, documentation, and property management. While landlords remain responsible for meeting their legal obligations, many will depend on their letting agent to help them understand and implement the changes effectively.
Key areas where agents can support landlords include:
- Advising on possession procedures and Section 8 grounds
- Managing tenancy transitions to periodic arrangements
- Administering compliant rent reviews
- Helping landlords prepare for property registration requirements
- Supporting maintenance and property standards compliance
- Keeping accurate tenancy records and documentation
The Renters’ Rights Act marks a significant shift in how residential tenancies are managed. As regulations continue to evolve, landlords will benefit from clear guidance and proactive support from knowledgeable letting agents. By staying informed about the reforms, agents can help landlords remain compliant, reduce risk and manage their properties confidently.
This article is intended as a guide only. Please note that legislation does change, it is always best to check the most up to date guidance on gov.uk. Most landlord insurance policies arranged by Alan Boswell Group also have access to a legal advice helpline where policyholders can seek further advice.
