Renters’ Rights Act: What Landlords Need to Know

11 August 2026

The Renters’ Rights Act 2025 has brought some of the biggest changes to the private rented sector in recent years, with the first major reforms coming into force on 1 May 2026.

For landlords and tenants, the key changes include:

• Section 21 notices have been abolished, meaning landlords now need a valid legal ground to regain possession of a property.
• Fixed-term assured shorthold tenancies have been replaced by periodic tenancies, giving tenants greater flexibility over when they leave.
• Rent increases are restricted to once a year and must follow the correct notice procedure.
• Rental bidding is no longer permitted — properties must be advertised at a set rent, and landlords cannot encourage offers above the advertised amount.
• Tenants can request to keep pets, with landlords required to consider requests in line with the new rules.
• Greater protection against discrimination has been introduced, including protections for tenants with children or those receiving benefits.
• New enforcement measures give local authorities greater powers to tackle breaches of private rental legislation.

Further changes are expected later in 2026, including the introduction of the Private Rented Sector Database, with additional reforms to follow.

What does this mean for landlords?

With the private rented sector becoming increasingly regulated, it is more important than ever for landlords to understand their responsibilities and ensure their properties and tenancy procedures remain compliant.

At Gibson Lane, our lettings and property management teams can help landlords navigate these changes and manage their properties with confidence.

Thinking of letting your property? Get in touch with Gibson Lane for expert advice and a free rental valuation.

This article provides general information and is not intended as legal advice. Legislation and government guidance may change.

*This is our interpretation of the Renters' Rights Act 2025 as it is written, and should you have any questions, please feel free to contact Gibson Lane directly.