New renting laws confirmed for 2026: What every landlord must know and how to prepare

The Renters’ Rights Act became law on 27 October 2025. It’s one of the biggest shake-ups the rental market has seen in decades and will affect how every landlord in England lets and manages their properties.

Although the Act received royal assent (formal approval by the King) in October 2026, these changes do not apply immediately. The new rules are expected to start coming into effect in Spring 2026. The government has indicated that there will be a transition period for implementation to allow landlords, tenants and agents to adapt. Here’s what you need to know to stay ahead.

Who will the new rules apply to?

The Renters’ Rights Act will apply to almost all private residential tenancies in England - both new and existing. That means if you rent out a property to someone as their main home, the new rules are likely to apply.

It generally covers tenancies where:

• The tenant is an individual (not a company);

• The rent is between £250 and £100,000 a year (or £1,000 and £100,000 in Greater London); and

• The original tenancy term is 21 years or less.

Some types of tenancies won’t be affected, such as certain student lets, agricultural tenancies, and long leases.

Key changes under the Renters’ Rights Act

Fixed-term tenancies will end

Once these changes take effect, landlords won’t be able to offer fixed-term tenancies (like six or 12-month ASTs). All tenancies will automatically become rolling periodic tenancies with no end date.

• You’ll only be able to end a tenancy using one of the official legal “grounds” set out in the Act.

• Tenants will be free to give two months’ notice at any time.

• Creating a fixed-term tenancy after the law takes effect could lead to a fine of up to £7,000.

If your current tenancy agreements include clauses about fixed terms or section 21 notices, those sections will no longer be valid once the new law takes effect. All existing assured shorthold tenancies will automatically convert to rolling periodic tenancies, regardless of what the contract says.

End of “no-fault” evictions

You’ll no longer be able to evict a tenant using a section 21 notice. Instead, you’ll have to rely on specific reasons, such as:

• Selling the property;

• Redevelopment or substantial works;

• Moving into the property or housing a family member;

• Persistent rent arrears; or

• Serious tenant misconduct.

If you’ve already served a section 21 notice before the new rules take effect, it will remain valid until the earlier of six months from the date it was served or three months after the new regime begins, as long as court proceedings are started within that period.

New rules on rent and payments

The Act tightens rent practices and aims to stop bidding wars between tenants. Key changes include:

• Rent must be paid monthly in advance - not in larger blocks.

• “Pre-tenancy” payments will be capped at one month's rent.

• “Bidding wars” for rental homes will no longer be allowed.

• Rent increases can only follow a formal process, and tenants can challenge them at a tribunal.

• If a tenant challenges a rent increase and the tribunal later sides with you, the increase won’t be backdated.

Stronger rights for tenants

The Act aims to make renting fairer and more consistent across England with new tenant rights, including:

• Right to request pets: Landlords must consider requests reasonably. Refusal is only automatically valid if a superior landlord has also refused consent.

• Non-discrimination rules: Landlords can no longer reject applicants based on having children or receiving benefits.

• New regulatory requirements for landlords

Over the next year, the Government will bring in new systems that all landlords will need to follow, including:

• Private Rented Sector (PRS) database: All landlords must register properties and upload documents such as EPCs, gas and electrical safety certificates.

• Mandatory redress scheme: Landlords will be required to join a government-approved complaints scheme.

• Decent Homes Standard and Awaab’s Law: These set minimum property standards to combat damp, mould, and unsafe conditions.

If you’re not compliant with these requirements, courts may refuse to grant possession orders, even if you have a valid reason to evict.

What landlords should do to prepare

To prepare for the upcoming changes, landlords should start preparing early by:

• Review your tenancy agreements and check if any fixed terms or section 21 clauses need to be removed.

• Keep your compliance documents (EPCs, gas, and electrical certificates) up to date.

• Plan how you’ll handle pet requests and rent increases.

• Check your properties for damp and mould to stay ahead of the new standards.

• Keep an eye on Government announcements for exact start dates and PRS registration details.

Prepare for PRS registration by gathering compliance documents (EPCs, gas and electrical certificates, deposit details).

For further guidance on these changes, visit the government’s guidance on the Renters’ Rights Act 2025 and how it affects landlords in England.

What this means for Docue users

These reforms will impact how landlords draft and manage tenancy agreements. To help you stay compliant, Docue is updating its tenancy agreement template in line with the Renters’ Rights Act. The updated version will be released before the new rules take effect in 2026.

We’ll continue to share updates once we are aware of them, so you know exactly what to do and when.