Sarah Emmerson
Head of Lettings Operations and Compliance
The Renters’ Rights Act became law on 27 October 2025 and in November the Government announced that they intend to implement it in three phases.
From 1st May 2026 the main phase of the Renters' Rights Act will take effect, introducing significant updates for assured residential lettings. Here are the ten key changes that all tenants should be aware of:
1. All new lettings must be advertised at a fixed rent and no offers above this can be accepted.
2. Rent can be collected in advance for a maximum of one month. Exceptions exist for (a) The first month’s rent collected after the Tenancy is signed (b) Any advance rent collected before 1st May 2026 for existing agreements that allow for longer payment periods.
3. Rent review clauses will be invalid. Landlords must provide a two month notice for any rent adjustments, which must reflect market rates.
4. Tenants can challenge initial rent within 6 months of moving in or the adjusted rent during the two month notice period. The FTT (First Tier Tribunal) will determine the new rent as the lower of market rent and passing rent. Which will be backdated to the application date for the initial rent and effective from the next rental period for adjustments.
5. Fixed terms will be abolished, with the longest-term set at one month, which will continue automatically until terminated. Tenants can end their Tenancy with two months’ notice at any time.
6. Landlords can only terminate tenancies under specific conditions and must apply to the court for possession. Section 21 notices will no longer be valid.
7. Landlords are required to provide a written statement of terms to new tenants before the tenancy starts. For existing tenants as of 30th April 2026, a government information sheet must be distributed by 31st May 2026.
8. Landlords must consider tenant requests for pets and cannot unreasonably withhold consent. While Landlords cannot charge for pet insurance, tenants must obtain their own coverage.
9. Landlords cannot refuse enquiries, viewings or Tenancies based on tenants having children or receiving benefits.
10. Landlords may face fines of up to £5,000 for accepting rent in advance or up to £7,000 for other violations, such as not advertising true rent or accepting rent above advertised amount. Attempting to create a fixed term or a landlord attempting to take possession outside the court system and not giving a statement of terms.
These changes primarily affect residential tenancies where the Tenant uses the property as their main home. Certain types of lettings, such as high rent value over £100,000 per annum, holiday lets and specific student or agricultural agreements, may not be subject to these rules.
For additional advice on the Renters Right Act, please contact Sarah Emmerson.
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