The Renters’ Rights Act is the biggest shake-up of the private rented sector in decades. It abolishes Section 21, moves every tenancy to a periodic model, changes how you raise rent, and adds new duties — backed by penalties of up to £40,000. Here’s what’s changing and exactly what you need to do.
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You can no longer end a tenancy with a Section 21 notice. To take possession you must rely on a valid Section 8 ground — such as rent arrears, anti-social behaviour, or wanting to sell or move in — and be able to evidence it.
What to do
Fixed-term assured shorthold tenancies are replaced by periodic tenancies that roll month to month. Tenants can leave with two months’ notice, and you can no longer lock them into a fixed term.
What to do
Rent can be increased once a year only, via a statutory Section 13 notice (Form 4A) with the correct notice period. Rent-review clauses and rental bidding wars are out, and a tenant can challenge an increase at the First-tier Tribunal.
What to do
Every private landlord must join a government-approved redress scheme (Ombudsman) that can investigate tenant complaints and order remedies, including compensation and apologies.
What to do
Landlords and their properties must be registered on a new national PRS database. Some enforcement steps and possession actions depend on you being registered.
What to do
The Decent Homes Standard — long applied to social housing — now extends to the private rented sector. Properties must be free of serious hazards and kept in a reasonable state of repair.
What to do
Fixed timescales to investigate and fix dangerous hazards such as damp and mould now apply to private landlords. A slow response becomes an enforceable breach, not just a complaint.
What to do
A tenant can request to keep a pet and you can’t unreasonably refuse. You can, however, require the tenant to hold pet damage insurance.
What to do
Blanket bans on tenants who receive benefits (“No DSS”) or who have children are outlawed — in adverts and in practice.
What to do
Councils gain stronger enforcement powers, with civil penalties up to £7,000 for many breaches and up to £40,000 (or criminal prosecution) for serious or repeat offences. Rent Repayment Orders are extended.
What to do
Reading the rules is one thing; staying compliant across a portfolio is another. PropertyApp turns each duty into a workflow with a built-in audit trail — so compliance is something you do, not something you hope you remembered.
Bulk-send required tenant information with delivery and open evidence, plus a per-tenant “I have read this” acknowledgement — your proof against the penalty.
Generate and send written terms, with an automatic “re-send needed” badge the moment rent, deposit or lease type changes.
Propose → landlord pre-sign → tenant accepts, declines or refers to tribunal → renewal drafted → the new rent flows to every tax and tenant surface. The whole Section 13 process, end to end.
Log anti-social behaviour per property and export an evidence pack you can attach to a possession claim.
Track Decent Homes and safety certificates, store the evidence, and get reminders before anything lapses.
Every action dated and logged — exactly what a council or the Ombudsman will ask to see.
The Act received Royal Assent and its reforms are being introduced in phases across 2025–2026, with the major tenancy changes applying to both new and existing tenancies. Because commencement is staged, always check GOV.UK for the date that applies to each specific provision.
Yes. Section 21 “no-fault” evictions are abolished. To take possession you must rely on a valid Section 8 ground and be able to evidence it.
Once a year, using a statutory Section 13 notice (Form 4A) with the correct notice period — not a rent-review clause. The tenant can accept it or challenge it at the First-tier Tribunal.
Civil penalties run up to £7,000 for many breaches, and up to £40,000 or criminal prosecution for serious or repeat offences, alongside extended Rent Repayment Orders. A clear audit trail is your best defence.
You can’t unreasonably refuse a tenant’s request to keep a pet, though you can require them to hold pet damage insurance. Decide case by case, with a genuine reason for any refusal.
Yes — landlords must register on the new Private Rented Sector database and join an approved redress scheme (Ombudsman). Some enforcement and possession steps depend on being registered.
The reforms apply broadly across the private rented sector, including existing tenancies and HMOs, as the relevant provisions commence. HMOs also keep their separate licensing duties on top.
This guide is general information, not legal advice. The Renters’ Rights Act is being implemented in stages and details can change — check the legislation and GOV.UK for the current position, and take professional advice for your own situation.
Information Sheet dispatch, Statement of Tenancy Terms, Form 4A rent reviews and an ASB evidence pack — the whole Renters’ Rights Act regime, handled. Free for up to 3 properties.
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