Renters’ Rights Act Q&A special

The Renters’ Rights Bill recently attained Royal Assent and became the Renters’ Rights Act. We have since been inundated with queries from both tenants and landlords. To help you navigate the changes ahead, we have provided the answers to the most commonly asked questions.

Q. When is the last day I can serve a Section 21 notice?

A. Section 21 notices will be banned from 1st May 2026 - you can still serve one on or before 30th April 2026. If you have served a Section 21 and the tenant hasn’t left the property by 1st May 2026, landlords will have until 31st July 2026 to apply to the court for a possession order under Section 21.

Q. Can I still regain my buy-to-let to sell it?

A. Regaining possession to sell the property will still be a valid reason to serve notice. Landlords will, however, need to use the expanded Section 8 notice to do so. This features a revised list of possession grounds and ground 1A pertains to possession with intent to sell. Ground 1A can’t be used within the first 12 months of a new tenancy and the landlord will need to give the tenant four months’ notice. 

Q. Do I have to give permission to my tenants if they want to keep a pet?

A. Although landlords will be compelled to consider any request made by a tenant to keep a domestic animal, the landlord isn’t obliged to say yes. They will, however, have to give their answer within 28 days and if permission is denied, they will need to supply a valid reason, such as restriction imposed by a superior landlord or lack of outside space. 

Q. Will any of the Renters’ Rights Act cost me money?

A. Guidance indicates landlords will have to pay an annual fee to join the new private rental sector (PRS) database and pay an annual subscription to complete the mandatory sign up to the new PRS ombudsman.

Q. What do I need to tell my current tenants?

A. Landlords have their part to play in educating tenants on the changes ahead, such as fixed-term tenancies automatically switching over to rolling periodic ones, and rent increases limited to once a year. Although landlords won’t have to draw up new agreements, they will have to serve tenants with a Government-published information sheet (to be provided in March) on or before 31st May 2026. A revised tenancy agreement template for new tenancies will also be available.

Q. How will the Renters’ Rights Act affect the marketing of new lets?

A. There will be a ban on bidding wars between tenants: effectively, the advertised monthly rent is the only price that an agent or landlord can accept. No higher offers should be considered. There will also be an end to the discrimination of tenants with children and renters in receipt of benefits. Additionally, landlords will be banned from taking upfront payments in excess of one months’ rent.

What is the timescale for change?

A. The Act wasn’t instantly implemented. Instead, there is a phased rollout that starts at the end of 2025, as below:

27th December 2025: new powers given to local housing authorities and councils come into effect.

1st May 2026: widespread bans commence, ending Section 21s, fixed-term tenancy agreements, rent increases more frequently than once annually, bidding wars, large upfront rent payments, discrimination against tenants with children or in receipt of benefits and blanket bans on keeping pets.

Late 2026: introduction of a landlords’ database and the creation of a new PRS ombudsman

2028: revised EPC of C required for all newly created tenancies

2030: revised EPC of C required for all tenancies, including existing

2035-2038: introduction of a Decent Homes Standard in the PRS

TBC: adoption of Awaab’s Law in the PRS

If you still have questions about the Renters’ Rights Act and how it may affect your property plans, do get in touch.