The Renters Rights Act: What Every Landlord Must Know
The most significant shake-up of the private rental sector in decades. Sweeping changes to tenancy laws, eviction processes, and landlord responsibilities come into force on 1st May 2026.
Time Until Implementation
1st May 2026 — Renters Rights Act
Every day without preparation increases your legal risk
Don't get caught out. As Chester's only lettings agency with an in-house landlord's solicitor, we can prepare your portfolio before the Act comes into force.
Speak to Our Solicitor →What the government says landlords must do
The government has published detailed guidance at GOV.UK covering every aspect of the new Act. Here are the key obligations for landlords and letting agents.
Written agreements required
If you do not have a written tenancy agreement, you must create one. You must also give existing tenants a government information sheet about the changes before 1st May 2026.
No rent before signing
You cannot ask for, encourage, or accept any payment of rent before the tenancy agreement has been signed. Maximum one month's rent in advance at any time.
Form 4A with 2 months' notice
To increase rent, you must use Form 4A and give at least 2 months' notice. You can only increase once per year. Tenants can challenge above-market increases at the First-tier Tribunal.
28-day response rule
When a tenant asks to keep a pet, you must respond within 28 days with a valid reason if refusing. You cannot impose a blanket "no pets" policy.
No DSS / No children banned
You cannot refuse to let to tenants because they receive benefits or have children. Remove any such policies from listings and referencing criteria immediately.
Penalties up to £40,000
Breaches carry fines up to £7,000. Serious offences — such as misusing possession grounds or re-letting in the restricted period — carry fines up to £40,000. Rent Repayment Orders can now cover up to 2 years' rent.
Source: GOV.UK — “Renting out your property: guidance for landlords and letting agents” (updated November 2025)
View on GOV.UK ↗Tenancy agreements: written information for your tenant
From 1 May 2026, landlords must give tenants certain written information about key terms of the tenancy before signing a tenancy agreement. Failure to comply can result in a fine of up to £7,000.
What you must do for new tenancies
- Provide written information about key terms of the tenancy before signing or agreeing the tenancy.
- This information can be included in the written tenancy agreement itself, or given separately.
- The required information is set out in the Statutory Instrument and the government's published guidance (updated 20 March 2026).
- You must give this information to every new tenant on or after 1 May 2026.
Important deadline
Written information must be given before the tenancy agreement is signed or the tenancy is otherwise agreed.
What you must do for existing tenants
- If the tenancy agreement was signed before 1 May 2026 and you have a written record of the agreement, you do not need to provide the full written information.
- Instead, you must give every tenant named on the agreement the government's "Renters' Rights Act Information Sheet 2026".
- You have until 31 May 2026 to give this to all existing tenants.
- You can give it by printing a hard copy (post or hand delivery) or sending the PDF electronically as an email or text attachment.
Deadline: 31 May 2026
All existing tenants must receive the Information Sheet by 31 May 2026. Missing this deadline is a breach of the Act.
Verbal agreements — special rule
If the tenancy is based entirely on a verbal agreement made before 1 May 2026, you cannot give the Information Sheet. Instead, you must provide the full written information about key terms of the tenancy to your tenant by 31 May 2026.
Fine for non-compliance
Up to £7,000
Tenants can complain to the local council if you fail to provide the required written information.
Deadline for existing tenants
31 May 2026
Information Sheet must be given to all tenants currently named on a tenancy agreement.
New tenancies from
1 May 2026
Written information must be provided before signing or agreeing any new tenancy.
Source: GOV.UK — “Tenancy agreements: written information for your tenant” (published 20 March 2026)
View on GOV.UK ↗Giving notice to evict tenants under the new Act
From 1st May 2026, Section 21 is abolished. All evictions must use a Section 8 notice with a valid legal ground. Here is exactly what the government guidance says landlords must do.
Identify your ground
Choose the correct Section 8 ground from the list below. You must reasonably believe a court will grant possession on that ground — using an invalid ground is a criminal offence.
Serve the correct notice
Complete the prescribed Section 8 form and give it to your tenant in writing. Include the ground(s) you are relying on and any supporting evidence.
Wait out the notice period
The notice period depends on the ground used — typically 4 months for non-fault grounds, 4 weeks for serious rent arrears. Your tenant does not have to leave during this period.
Apply to court if needed
If the tenant has not left by the end of the notice period, apply to court. Keep proof of service (N215 form or signed endorsement). You have up to 12 months from the notice date to apply.
Key Section 8 grounds & notice periods
The most commonly used grounds for private landlords. Full list available on GOV.UK.
| Ground | Reason | Notice Period | Type |
|---|---|---|---|
| Ground 1 | Landlord or close family member needs to move into the property. Cannot be used in the first 12 months of the tenancy. | 4 months | Mandatory |
| Ground 1A | Landlord intends to sell the property. Cannot be used in the first 12 months of the tenancy. | 4 months | Mandatory |
| Ground 2 | Mortgage lender exercises power of sale requiring vacant possession. | 4 months | Mandatory |
| Ground 7A | Severe antisocial behaviour — tenant convicted of a listed offence or subject to a closure order. | Immediate | Mandatory |
| Ground 8 | Tenant owes at least 3 months' rent (or 13 weeks' if weekly/fortnightly) both at notice and at hearing. | 4 weeks | Mandatory |
| Ground 10 | Tenant is in any amount of rent arrears. | 4 weeks | Discretionary |
| Ground 11 | Tenant has persistently delayed paying rent (even if not currently in arrears). | 4 weeks | Discretionary |
| Ground 12 | Tenant has breached a term of the tenancy agreement (other than rent payment). | 2 weeks | Discretionary |
| Ground 13 | Tenant has caused deterioration to the condition of the property. | 2 weeks | Discretionary |
| Ground 14 | Antisocial behaviour — nuisance, annoyance or illegal/immoral use of the property. | Immediate | Discretionary |
| Ground 17 | Tenancy was granted because of a false statement made by the tenant. | 2 weeks | Discretionary |
Mandatory grounds: the court must grant possession if the ground is proven. Discretionary grounds: the court may consider whether eviction is reasonable even when the ground is met.
Notices served before 1 May 2026
Section 21 notices
If you served a Section 21 notice before 1 May 2026, you can only use it to start court proceedings for up to 6 months from the date it was served, or until 31 July 2026 — whichever is sooner. After 31 July 2026, no Section 21 notice can be used to start an eviction, even if served less than 6 months ago.
Section 8 notices served before 1 May 2026
You can use the notice to start court proceedings for up to 12 months from the date it was served, or until 31 July 2026 — whichever is sooner.
Section 8 notices served on or after 1 May 2026
You have up to 12 months from the date of service to apply to court.
Keep evidence you gave notice
After serving a Section 8 notice, you must keep proof. You can either:
- Complete the N215 certification of service form, or
- Write "served by [your name] on [date]" on the notice itself
If the tenant does not leave and you apply to court, your completed N215 or endorsed notice will be relied upon as evidence.
Dealing with rent arrears first
The government guidance says landlords should try to resolve arrears with the tenant first — for example, by agreeing a repayment plan — before serving notice.
If you cannot resolve the situation, you must give 4 weeks' notice (Ground 8 — mandatory, 3 months' arrears) before applying to court. For smaller arrears, use the discretionary grounds (10 or 11) which also require 4 weeks' notice.
12-month no re-let restriction after Ground 1 or Ground 1A
If you evict a tenant using Ground 1 (moving in) or Ground 1A (selling), you cannot re-let or re-market the property for 12 months. Breaching this restriction is a criminal offence carrying a fine of up to £40,000. The restriction ends early only if the landlord or family member genuinely moves in, or a sale completes.
Six reforms that reshape your tenancies
Each change carries real legal weight. Here's what's actually changing and why it matters to you as a landlord.
Section 21 “No-Fault” Evictions
The most significant change. Landlords can no longer serve a Section 21 notice to end a tenancy without reason. Every possession claim must now go through Section 8 with documented grounds — making robust record-keeping and legal advice essential from day one.
Fixed-Term Tenancies
Fixed-term tenancies are abolished. All tenancies — new and existing — become periodic (rolling monthly) from 1st May 2026. Notice periods and procedures change fundamentally.
Rent in Advance
Landlords and agents are prohibited from requesting or accepting more than one month's rent in advance. Requiring multiple months upfront is unlawful from commencement.
Rental Bidding
Agents and landlords are banned from inviting, encouraging, or accepting offers above the advertised rent. All properties must be marketed at a fixed asking price.
Anti-Discrimination
Landlords cannot refuse tenants on the basis of benefits receipt or having children. “No DSS” and “No children” policies are unlawful.
Section 8 Grounds
New grounds for landlord sale (Ground 1A) and occupation (Ground 1), with 4-month notice periods and a 12-month restriction after letting.
Ombudsman Registration
All private landlords must register with a government-approved ombudsman. Non-compliance carries financial penalties.
Decent Homes Standard
Now applies to private rentals for the first time, raising minimum property condition requirements.
Rent Increases Capped
Maximum one rent increase per year. Tenants gain the right to challenge increases at the First-tier Tribunal.
Old rules vs. new rules
A clear side-by-side breakdown of what changes on 1st May 2026 — and what it means for your portfolio.
Ending a Tenancy
High impactSection 21 "no-fault" notice — evict without giving a reason, 2 months notice
Section 8 only — must cite a valid legal ground; no-fault evictions abolished
Tenancy Type
High impactFixed-term tenancies (6 or 12 months) with automatic renewal or break clauses
All tenancies become periodic (rolling monthly) from day one
Rent Increases
Medium impactLandlord could increase rent at end of fixed term or via rent review clause
One increase per year maximum; tenant can challenge via First-tier Tribunal
Dispute Resolution
High impactTenants had limited formal routes outside of court proceedings
Mandatory Ombudsman scheme — all landlords must register; free for tenants
Property Standards
Medium impactDecent Homes Standard applied only to social housing
Decent Homes Standard extended to all private rented properties
Pets
Medium impactLandlords could refuse pets without justification
Landlords cannot unreasonably refuse pets; must respond within 28 days
Possession for Sale / Occupation
High impactSection 21 used informally for landlord to reclaim property
New Section 8 grounds (Ground 1A for sale, Ground 1 for occupation) — 4-month notice, 12-month restriction after letting
Click any row to see what the change means for your portfolio specifically.
Get Personalised AdviceYour landlord compliance action plan
Work through this checklist before 1st May 2026. Tick each item as you complete it — your progress is tracked below.
Need help working through this checklist?
PDA Lettings can work through every item with you — backed by our in-house solicitor. No other Chester agency can offer this.
How this affects you as a landlord
These reforms significantly change how landlords manage tenancies. Without the ability to issue no-fault evictions, it becomes even more important to take proactive steps to protect your investment.
Use robust tenancy agreements
Your tenancy agreement is now your primary legal protection. It must be watertight and compliant with the new Act.
Keep detailed records of breaches
Document every instance of rent arrears, property damage, or tenancy breach — this evidence is essential for Section 8 possession claims.
Follow correct legal procedures
Errors in the possession process can invalidate your claim entirely. Expert legal guidance is no longer optional — it's essential.
Understand your rights under the new rules
The expanded Section 8 grounds include new provisions for landlords who need to sell or move into their property.
PDA Lettings can review your entire portfolio for compliance — before the Act comes into force.
As Chester's only lettings agency with an in-house landlord's solicitor, we can audit your current tenancy agreements, advise on the new possession grounds, and ensure everything is aligned with the upcoming legal requirements — before 1st May 2026.
Common questions from landlords
Don't get caught out by the changes.
If you're a landlord and unsure how the Renters Rights Act affects you, we're here to help. Tell us your situation and our in-house solicitor will advise you.