The Renters' Rights Act Is Now in Force: What Landlords Actually Need to Do Differently

 

For years, the Renters' Rights Act was something landlords talked about in the future tense. Something coming. Something to worry about later.

Later has arrived. The Act now frames every letting in England, and 2026 is the year its requirements stopped being theoretical. If you're still letting property the way you did in 2023, parts of what you're doing are now non-compliant — and the penalties for getting it wrong have real teeth.

Here's what's actually changed, in plain English, and what to do about it.

Section 21 is gone — and that changes how you think about tenants

The headline change is the abolition of Section 21 "no-fault" evictions. You can no longer end a tenancy simply because you want the property back with no reason given. Possession now runs through strengthened Section 8 grounds — rent arrears, antisocial behaviour, selling the property, moving in yourself — each with its own notice periods and evidence requirements.

What this means in practice is simple but profound: tenant selection is now the single most important decision you make. Under the old system, a problem tenancy was painful but time-limited. Under the new system, ending a tenancy requires demonstrable grounds and, if contested, evidence that stands up. Referencing, affordability checks, and proper vetting have gone from good practice to essential protection.

Periodic tenancies are the new normal

Fixed-term assured shorthold tenancies have been replaced by periodic tenancies. Tenants can leave with two months' notice; landlords need valid grounds to seek possession. For landlords who relied on fixed terms for certainty of income, this is the change that stings most — your rent security now depends on tenant quality and property appeal, not a signature locking someone in for twelve months.

This is also why demand for guaranteed rent arrangements has grown sharply this year. When a management company pays you a fixed monthly rent regardless of occupancy — as we do at MKM Housing through our guaranteed rent scheme — the tenancy-length uncertainty becomes the manager's problem, not yours.

The paperwork obligations are live — including one many landlords missed

Under the Act, landlords must provide tenants with the official information sheet setting out their rights — and this applied to existing tenancies, not just new ones, with the compliance deadline passing at the end of May 2026. Industry surveys suggest a striking number of landlords either missed this or don't know about it, and — remarkably — most tenants remain unaware of their new rights too. That awareness gap won't last. Tenant unions, councils and advice services are actively closing it.

Alongside the information sheet: rent increases are now limited to once a year via the proper statutory process, rental bidding wars are banned (you must advertise a price and can't accept offers above it), and blanket bans on tenants with children or those receiving benefits are unlawful.

Property condition rules now bite harder

The Act brings the private rented sector under a Decent Homes Standard, and the extension of Awaab's Law means hazards like damp and mould carry strict timescales for investigation and repair. "I didn't know about it" is not a defence — which makes regular, documented inspections a compliance requirement, not an optional extra.

The honest takeaway

None of this makes letting property unviable. Rental demand remains strong — average UK rents rose again this summer, with the Midlands among the stronger regions. What the Act does is raise the professional bar. Landlords who self-manage casually now carry meaningfully more risk: procedural mistakes in possession claims, missed documentation, condition failures — each can cost far more than a management fee ever would.

It's no coincidence that industry data this year shows landlords turning to professional management in growing numbers. The compliance burden has simply become someone's full-time job — the only question is whose.

If you'd rather it wasn't yours, our property management team handles compliance, tenancy paperwork, inspections and possession procedures across Birmingham, Stoke-on-Trent and Coventry — and our landlord services include guaranteed rent options that remove void risk entirely. Get in touch for a free, no-obligation review of where your current tenancies stand under the new rules.