Find out what your responsibilities are as a landlord, how the Renters' Rights Act will change laws about renting and what to do if your tenants receive Universal Credit.
Your responsibilities as a private landlord
As a landlord you have many responsibilities when you rent out your property, such as keeping the property safe and free from health hazards, making sure your tenant's deposit is protected and checking that your tenant has the right to rent your property.
From 1 May 2026, the Renters' Rights Act will introduce new rules about how landlords let out private properties.
These reforms to the private rented sector (PRS) in England are bringing in new rights and responsibilities for landlords, letting agents and tenants.
As a landlord, you need to understand what these changes mean for you and your business so you can be confident that you are complying with the law and providing your tenants a safe, affordable and decent home.
If a letting agent acts on your behalf, they will need to follow these rules too. You should consider talking to them about what these changes mean for you. You should also consider getting your own legal advice about complex matters.
This means that you will no longer be able to use Section 21 of the Housing Act 1988 to evict your tenants
Reformed possession grounds
Reformed possession grounds will be fairer for both parties. This means that:
you will only be able to evict tenants when you have a specific, legally valid reason - this is known as a possession ground
possession grounds will be extended to make it easier for landlords to evict tenants when they want to sell the property, move into the property or move in members of their family
the changes will also make it easier to evict tenants who commit anti-social behaviour
Fixed term tenancies banned
Most new and existing tenancies in the private rented sector will become assured periodic tenancies, or rolling tenancies. This means that renters will be able to stay in their property until they end the tenancy or until a landlord serves a valid notice to end it or gets a court or possession order.
will have to include a specific price on any written property advertisement
will not be allowed to ask for, encourage or accept an offer that is higher
Requiring large amounts of rent in advance banned
This means that:
you will only be able to require up to one month's rent in the period between all parties signing the tenancy and the tenancy starting
you will not be able to accept any payment of rent before this period
once the tenancy starts, you will not be able to require any payment of rent before it is due
New requirements for tenancies
As a landlord, you will need to make sure that you give your tenant written information about the terms of their tenancy.
Existing tenants
Existing tenancies that started before 1 May 2026
For existing tenancies that started before 1 May 2026 you will not need to change or re-issue any existing written tenancy agreements. Instead, you will need to send your tenants an information sheet produced by the government.
You will have until 31 May 2026 to give this to all your tenants. This can be digitally or on paper.
Landlords are encouraged to do this as soon as possible.
Tenancies that started before 1 May 2026 with no written record of the terms
If there is no written record of the tenancy terms of your existing tenancy, for example because the tenancy is based on a verbal agreement, you will need to give your tenants a written record of specific terms of the agreement.
You can find guidance on the government website in:
Discrimination against renters who have children or get benefits
Discrimination against renters who have children or receive benefits will be illegal. This means that you will not be able to do anything to make a tenant less likely to rent a property or prevent them from renting it because they children or get benefits.
This includes:
withholding information about a property including its availability
preventing them from viewing it
refusing to grant a tenancy
Requests to rent with a pet
You must consider tenant requests to rent with a pet.
You will have to consider and respond to the tenant's request within a set timeframe and you will have to provide valid reasons if you choose to refuse it.
Enforcement of the Renters' Rights Act
The Renters’ Rights Act has given councils new powers to take enforcement. On 27 December 2025 councils were given new investigatory powers so that they can investigate whether the law is not being complied with, and from 1 May 2026, there will be new offences that fines can be issued for.
For example, if a landlord does not provide tenants with the new information about their tenancies, they could be fined up to £7,000.
Councils will be expected to use their new enforcement powers and will have to report what enforcement action they are taking to the Government on a regular basis.
Future changes from the Renters' Rights Act
Later phases of the Renters' Rights Act will introduce:
a national private rented sector landlord database
a new ombudsman for resolving disputes
a Decent Homes Standard which will be implemented in the private rented sector
