What does the Renters' Rights Act mean for landlords?

It abolishes Section 21 no-fault evictions, converts all tenancies to periodic, limits rent increases to once a year, introduces a Decent Homes Standard, and requires landlords to join a national database and an Ombudsman scheme. Possession is still possible but only on valid Section 8 grounds with proper evidence.

Is Section 21 really abolished?

Yes. Landlords must now use specific Section 8 grounds — such as arrears, anti-social behaviour, selling or moving in — each with its own evidence and notice requirements.

Can landlords still increase the rent?

Yes, once per year using the prescribed statutory notice with at least two months' notice. Tenants can challenge an above-market increase at the First-tier Tribunal.

Do landlords have to register anywhere?

Yes. The Act creates a Private Rented Sector Database that landlords must register on, alongside mandatory membership of a PRS Ombudsman scheme.

Flagship reformLegal requirement

The Renters' Rights Act: a complete guide

The biggest change to renting in a generation — what it means in practice for landlords, tenants and agents, with timelines and real-world examples.

Reviewed June 2026 · 16 min read

Section 21

Abolished

Tenancies

All periodic

Rent rises

Once a year

New bodies

Database + Ombudsman

Overview

The Renters' Rights Act is the most significant reform of the private rented sector in decades. It rebalances the relationship between landlords and tenants by removing 'no-fault' evictions, standardising tenancies, tightening rent-increase rules, and introducing new oversight in the form of a national database and an Ombudsman. The aim is greater security for tenants and clearer, more accountable standards for landlords.

For responsible landlords who keep their properties compliant and well-maintained, the Act is manageable — but it does require a shift in mindset from fixed terms and easy possession to ongoing, evidence-based management.

Key changes at a glance

Section 21 'no-fault' evictions abolished.
All assured shorthold tenancies converted to periodic assured tenancies — no more fixed terms.
Rent increases limited to once per year through a single statutory process.
A Decent Homes Standard applied to the private rented sector.
'Awaab's Law' response timescales for serious hazards extended to private landlords.
A Private Rented Sector Database that landlords must register on.
A mandatory Private Rented Sector Ombudsman for dispute resolution.
Strengthened rights to request a pet, which landlords cannot unreasonably refuse.
A ban on rental bidding wars and on discrimination against tenants on benefits or with children.

The end of Section 21

Section 21 allowed landlords to regain possession without giving a reason. Its abolition means every eviction must now rely on a specific ground under Section 8 — for example rent arrears, anti-social behaviour, or the landlord wanting to sell or move in. Each ground has its own evidence requirements and notice period, so good records become essential.

New and strengthened possession grounds

To balance the loss of Section 21, the Act expands Section 8 grounds, including clearer routes where a landlord genuinely needs to sell or move a family member in — typically with longer notice and protected periods at the start of a tenancy.

Periodic tenancies

Fixed terms are being phased out. Tenancies roll on a periodic basis until the tenant ends them (with notice) or the landlord obtains possession on a valid ground. Tenants gain flexibility to leave with notice; landlords gain a simpler single tenancy type but lose the certainty of a fixed end date.

Rent increase rules

Rent can be increased once per year using the prescribed statutory notice giving at least two months' notice. Tenants can challenge an above-market increase at the First-tier Tribunal, which cannot set a rent higher than the landlord proposed. Rent review clauses that bypass this process are no longer effective.

Landlord responsibilities under the Act

Register on the Private Rented Sector Database and keep details current.
Join the PRS Ombudsman scheme and engage with complaints.
Meet the Decent Homes Standard for the property.
Respond to serious hazards within the Awaab's Law timescales.
Follow the new rent-increase and possession processes precisely.
Consider pet requests fairly and not refuse without good reason.

Timelines

The reforms are being introduced in stages. The conversion of existing tenancies to the new periodic system, the launch of the database and Ombudsman, and the application of the Decent Homes Standard each have their own commencement dates set by government. Landlords should monitor official announcements and prepare early rather than waiting for each deadline.

Practical examples

Selling a property

A landlord who wants to sell can no longer simply serve a Section 21 notice. Instead they use the relevant Section 8 ground to sell, giving the required notice and respecting any protected period at the start of the tenancy. Clear documentation of the genuine intention to sell is important.

Raising the rent

Rather than relying on a contractual review clause, the landlord serves the statutory rent-increase notice once a year. If the tenant believes the new rent is above market, they can apply to the tribunal, which assesses the open-market rent.

How this affects me

Landlords

Expect more emphasis on documentation, maintenance and process. Possession is still possible on valid grounds, but planning and record-keeping matter far more. Compliance tools that track deadlines and store evidence become a competitive advantage.

Tenants

Greater security and protection from sudden eviction, fairer rent increases with a clear challenge route, better-quality homes under the Decent Homes Standard, and stronger rights around pets and applications.

Agents

A bigger advisory role: guiding landlords through the new processes, ensuring registration and Ombudsman membership, and managing rent reviews and possession correctly to avoid challenges.