Date Published 12 February 2026
Renters' Rights Act: What We Do (and Don't) Know – Part 1
If you're a landlord, you've probably already heard plenty of talk about the Renters' Rights Act. Depending on who you've spoken to (or what headlines you've seen), it's either being described as long-overdue reform or something that will turn the private rented sector upside down overnight.
The truth sits somewhere in the middle.
This legislation represents one of the biggest changes to renting in England for decades. Some elements are now clear and confirmed, while others are still being worked through and clarified. In this first blog, we want to cut through the noise and focus on two things: what we do know for certain, and what we don't yet have full clarity on.
Our aim isn't to alarm you — it's to help you feel informed, prepared, and supported.
What We Do Know So Far
Section 21 Will Be Abolished
One of the most significant changes is the abolition of Section 21 'no-fault' evictions.
Once the Act is fully implemented, landlords will no longer be able to regain possession of a property without a valid legal reason. Instead, possession will rely on Section 8 grounds, such as rent arrears, serious breaches of tenancy, or specific circumstances where the landlord needs the property back.
This doesn't mean landlords lose control of their properties. It does, however, mean that good record-keeping, compliance, and clear communication will be more important than ever. Being able to demonstrate that procedures have been followed correctly will be key.
Fixed-Term Tenancies Are Ending
Under the new legislation, fixed-term assured shorthold tenancies will be phased out.
All tenancies will move onto a periodic (rolling) basis, rather than automatically renewing for 6 or 12 months at a time. In practice, this means:
• Tenancies won't 'end' at a fixed date
• Tenants can give notice at any point, provided they follow the correct notice period
• Landlords will need valid legal grounds if they wish to regain possession
This is a big change in mindset for many landlords, particularly those who value the perceived certainty of fixed terms. Forward planning and professional management will play a much bigger role going forward.
Rent Increases Will Be More Structured
Rent increases will be limited to once per year and must be served using a formal Section 13 notice.
Informal rent increases or increases linked to tenancy renewals will no longer apply. Tenants will also have the right to challenge increases they believe are unreasonable.
This makes accurate market pricing and proper notice service essential. Landlords who stay informed about local rental values, and who approach increases fairly, are likely to experience far fewer disputes.
Rental Bidding Will Be Banned
Another confirmed change is the ban on rental bidding.
Landlords and agents will not be permitted to accept offers above the advertised rent. The intention is to create a fairer and more transparent market, particularly in high-demand areas.
For landlords, this places greater importance on setting the right asking rent from the outset, rather than relying on competitive bidding to push prices higher.
Stronger Rules Around Discrimination
The Act strengthens protections for tenants and applicants, including:
• Preventing blanket bans on tenants in receipt of benefits
• Preventing blanket refusals of families with children
• Requiring landlords to reasonably consider requests to keep pets
This doesn't remove a landlord's ability to choose suitable tenants. However, decisions must be reasonable, consistent, and justifiable, rather than based on broad policies that could be seen as discriminatory.
What We Don't Know Yet
While the overall direction of travel is clear, there are still important details that haven't been fully finalised.
Possession Processes in Practice
Although Section 8 grounds will be expanded and strengthened, we're still awaiting full clarity on:
• Final wording of some grounds
• How quickly possession cases will move through the courts
• How consistently decisions will be applied
These practical details will make a real difference to how the system works day-to-day.
How the Transition Will Work
We know existing tenancies will move onto periodic terms, but there are still unanswered questions around:
• How landlords should communicate these changes to tenants
• Whether updated documentation will be required
• How disputes during the transition period will be handled
Clear guidance is expected, but it hasn't all been published yet.
Enforcement and New Systems
The Act introduces new measures such as:
• A private rented sector ombudsman
• A national landlord database
Exactly how quickly these systems will be rolled out, and how strictly they'll be enforced in the early stages, is still to be confirmed.
What This Means for Landlords Right Now
The most important thing to remember is that this is not about panic — it's about preparation.
Landlords who already:
• Maintain their properties properly
• Keep accurate records
• Follow compliance requirements
• Communicate clearly with tenants
…are already in a strong position.
Over the coming months, the focus should be on reviewing processes, understanding upcoming changes, and making sure you're ready — rather than reacting at the last minute.
Coming Up in Part 2
In Part 2, we'll look at:
• How periodic tenancies will work in practice
• What landlords can start doing now to protect their position
• How managing agents can help navigate these changes smoothly
As more guidance is released, we'll continue to break it down into clear, practical advice — so you're never left guessing.
