Landlord duties under the Renters’ Rights Act
Landlords will have new legal obligations under the Renters’ Rights Act from 1 May 2026. The reforms have been brought in to ensure that tenancies are managed fairly and legally.
If you are a landlord of a tenancy created before 1 May 2026 you need to give your tenants the Renters’ Rights Act Information Sheet. It explains how the new legislation may affect their tenancy.
If you do not provide the information sheet by 31 May 2026 you could be fined up to £7,000.
If there is no written tenancy agreement you will need to provide tenants with a written record of the terms of their tenancy. Guidance on providing written information for your tenant (GOV.UK).
What is changing
Reforms under the legislation cover how you advertise your property to prospective tenants, the rights they have while living in your property, and how you manage the tenancy including rent increases, notice periods and ending tenancies.
You must provide written tenancy agreements which reflect the reforms.
Advertising rent and rent in advance
You must advertise a single rent price and cannot ask for or accept higher offers.
You cannot ask more than one month’s rent in advance of your tenant moving in.
Fair access to housing
You must treat all applicants fairly. You cannot discourage or refuse viewings and lettings of your property because prospective tenants have children or receive benefits.
No fixed term tenancies
All tenancies will become periodic and continue on a monthly rolling basis. Tenants must give 2 months’ notice to leave unless you agree a shorter notice period in writing.
If one tenant gives valid notice, it can end the tenancy for everyone living in the property.
You will need to follow the correct legal notice procedure to begin the possession process.
Limit on rent increases
You can only increase rent once in a 12 month period and you must give 2 months’ notice. This must be done in writing using a Section 13 notice.
Pet requests
Tenants have the right to ask to keep pets in the property. You are expected to consider the request reasonably and reply in writing within 28 days.
End of Section 21 ‘no fault’ evictions
Section 21 ‘no fault’ evictions are ending. If you need to regain possession of your property you must have a valid legal reason and use a Section 8 notice.
Examples of grounds for possession include tenants being in significant rent arrears, antisocial behaviour, or wanting to sell your property.
Grounds for possession and associated notice periods using Section 8 (GOV.UK).
Tenants have the right to occupy their home without interference. Changing locks, removing belongings, or any form of harassment is a criminal offence and may lead to enforcement action.
Penalties and enforcement
Under the Renters’ Rights Act we have strengthened powers to take action against landlords who do not comply with the new legislation.
Breaches can result in civil penalties depending on the seriousness of the offence and a landlord’s history of non-compliance.
The financial penalties are:
- up to £7,000 for low level breaches
- up to £40,000 for more serious or repeated offences
Serious offences may lead to criminal prosecution and an unlimited financial penalty.
Future changes
Private Rented Sector Database
A new national Private Rented Sector (PRS) Database is being introduced and rolled out regionally from late 2026.
Private landlords will need to register themselves and all of their rental properties before being able to legally advertise and let a property.
There will be an annual fee and registration will be mandatory. Failure to register when the database launches in South Gloucestershire may result in a fine.
Landlord Ombudsman
An independent Landlord Ombudsman is being established to resolve tenant-landlord disputes without the need to go to court. The scheme will be funded by landlords.
Membership will be a legal requirement when the service is launched in full. This is expected to be in 2028.
Decent Homes Standard and Awaab’s Law
The Decent Homes Standard will ensure that all private rented sector properties meet a minimum standard of housing quality. We will be able to take action against landlords whose properties fail to meet the standard.
Awaab’s Law, currently only applicable to the social housing sector, will be extended to the private rented sector. This will mean that landlords must fix damp, mould, and other serious hazards within set timeframes.
Advice and support
If you need more advice, email psechousing@southglos.gov.uk.
Other organisations that can provide advice and support to landlords include:
- The West of England Rent with Confidence accreditation scheme
- Professional landlord associations
- Legal advisers specialising in housing law