September 16, 2026

Renters’ Rights Act 2026: top tips for landlords

Posted in Property Disputes, Property Disputes

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Angela Gregson

Partner

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The Renters’ Rights Act 2026 (“RRA”) brings about the most significant reform of the residential letting market in years. The majority of the changes introduced by the RRA came into force on 1 May 2025, and apply to assured and assured shorthold residential tenancies. As a result, residential tenants benefit from enhanced protections. It could be said, perhaps, that this is often to the detriment of landlords.

The key changes have been well publicised, and include:

Abolition of s21 “No-fault” evictions under the Housing Act 1988;
The end of fixed term ASTs – these automatically changed to open-ended assured periodic tenancies;
Rent increases limited to once a year, capped at market rate, with a right for tenants to challenge increases at the Tribunal;
New possession grounds and longer notice periods; and
A new landlord database and ombudsman scheme (both yet to be set up but membership is compulsory when they eventually go live).

How should landlords react?

1. Plan ahead if they want possession

It will be often be harder and take more time for a landlord, when acting on its own initiative, to obtain possession of a property let on a new assured periodic tenancy. This is because the landlord will need to rely on and potentially prove one of the statutory grounds in court. Furthermore, landlords should note that they cannot rely on the following grounds within the first 12 months of a periodic tenancy:

The landlord intends to sell the property; or
If the landlord or their family wants to move into the property.

2. Consider appointing a reputable agent

Legislative requirements in the private rental sector are increasingly complex. Landlords need, amongst other things, to make sure deposits are properly protected, fees are lawfully charged, the Prescribed Form Renters’ Right Act Information Sheet is provided in a timely fashion and that they have complied with any licensing regimes. Failure to comply in full with the myriad of rules means that a landlord risks a fine and/or it being more difficult to obtain possession. A good agent should be up to speed with landlord’s responsibilities, ready to act, and therefore help to avoid some of the now inherent risks involved in letting property.

3. Consider insurance

We are yet to fully see the impact of the RRA on the court system, and expect the consequences to become clearer over the course of the next few months as the expiry dates of more notices served under it approaches.

It seems to us to be very likely that the already overburdened court system will struggle to cope with an increase of possession claims, which will result in an (even longer) wait for a hearing. If could well take months for a landlord to obtain an order for possession, even if their tenant is not paying rent. Paying for landlord’s insurance to help cover potential lost income and court fees could therefore be money well spent.

How can we help?

Our team are experts in residential possession matters, and would be happy to assist you with any queries or dilemmas you face with your property. Please do not hesitate to contact us if you think we could be of assistance.