The Renters Right Act 2026 came into force on 1^st May 2026 and will impact the way that people in England and Wales can rent properties.   These changes are in place to make renting fairer, safer and more secure for people renting in the private sector.

Here at Ready Let Properties, we have taken the main points and summarised them for you below, but for more information on how the changes will affect you, as a Landlord, please visit GOV.UK where you can also view the Guidance for Landlords.

1. Section 21 (no fault) eviction will be banned. 
   Landlords will not be able to evict tenants without a specific, legally valid reason. 
2. Fixed Term Assured Tenancies will be banned. 
   Tenancies will roll over to periodic tenancies until either party decides to end it.  Tenants will be able to end a tenancy at any point by giving 2 months notice.  Landlords will be able to end a tenancy by using a specific, legally defined reason (Possession Ground).
3. Tenants will have a 12 month protected period at the start of any tenancy. 
   During this 12 month period, Landlords will be unable to evict tenants to move in to the property or to sell the property.  Landlords will still be able to use a Section 8 notice within this time, for a legally defined reason.
4. It will be illegal for Landlords to discriminate against prospective renters who have children or who receive benefits.
5. Landlords will be prevented from asking for, encouraging or accepting bids above the advertised rental price.
6. Landlords will be able to ask for maximum of 1 months rental upfront.
7. Rental increases will legally be limited to a maximum of once per year.
8. Every tenant will have the right to request to have a pet in the property, this request cannot be unreasonably refused by the Landlord.
9. Tenants will be able to challenge rent increases with confidence if they feel that rental increases are above market prices.
10. Landlords will not be able to ask for or accept a rental payment prior to a tenancy agreement being signed by both parties.
11. Landlords must advertise properties for rental with the asking price published.
12. If a tenant has paid a deposit, the court will only allow a possession order if one or more of the following has happened:
    a) The deposit is stored in a Government Approved Tenancy Deposit Scheme, complied with the schemes requirements and the tenant has been provided with the correct information
    b) The deposit has been returned to the tenant, in full or with any deductions agreed with the tenant
    c) The tenant challenged the Landlord through the courts on whether the Deposit Protection requirements have been met and the has been decided, settled or withdrawn.

ASKING A TENANT TO LEAVE

1. Landlords will now need to issue a Section 8 for eviction using one or more of the grounds for possession.  Landlords will need to give the tenants the right notice period (in many cases this can be up to 4 months).
2. If the tenant does something wrong in the property, Landlords will be able to issue notice using the relevant grounds at any point in the tenancy.  This includes; anti social behaviour, damage to the property or failure to pay rent.
3. If a tenant is in 3 months arrears, the Landlord can issue notice, if the tenant does not leave at the end of the notice period the court will only need to provide a possession order once the tenant is in 3 months of arrears.  If a tenant owes less than 3 months rental the court may decide that the tenant can remain in the property.
4. If a Landlord needs to evict a tenant due to antisocial behaviour, the notice period will be shorter and a Landlord can apply to the court to start eviction proceeding and get a possession order immediately.

LANDLORD BREAKING THE LAW

1. The local council will have new powers to investigate, collect and act of evidence if a Landlord is breaking the law. 
   If a tenant believes that their Landlord has committed an offence, they can apply to the First Tier Tribunal for a Rent Repayment Order (RRO).   The list of offences for which an RRO can be awarded will expand.  The maximum a Landlord can be ordered to repay will increase from 12 months to 24 months rental.

GROUNDS FOR EVICTION USING A SECTION 8 NOTICE
There are many mandatory grounds and discretionary grounds that can be used with a Section 8, providing there is reason for this.
We have highlighted, what we believe to the most common grounds for eviction, along with the new notice periods for reference.

Mandatory Grounds:

1. Ground 1 – Occupation by Landlord or Family – notice period 4 months (not to be used within the first 12 months of tenancy)
2. Ground 1A – Sale of Dwelling House – notice period 4 months (not to be used within the first 12 months of tenancy)
3. Ground 5F – Dwelling House Occupied as Supported Accommodation – notice period 4 weeks
4. Ground 5G – Tenancy Granted for Homelessness Duty – notice period 4 weeks within a 12 month timescale
5. Ground 7 – Death of Tenancy – notice period 2 months
6. Ground 7A – Severe Antisocial or Criminal Behaviour – notice period N/A – application to courts can be done immediately.  Court will need min. 14 days for possession order after the notice date.
7. Ground 8 – Rent Arrears – notice period 4 weeks, once the tenant is in arrears of 3 months or 13 weeks. 

Discretionary Grounds:

1. Ground 10 – Any Rent Arrears – Landlords can apply for an eviction with less than 3 months arrears.  A possession will ONLY be awarded if the courts believe it to be reasonable. – notice period 4 weeks
2. Ground 11 – Persistent Arrears – notice period 4 weeks
3. Ground 12 – Breach of Tenancy – not related to rental payments – notice period 2 weeks
4. Ground 13 – Deterioration of the Property – notice period 2 weeks

For full information on the Renters Rights Act, please use the GOV.UK website.