The first phase of implementation of the Renters’ Rights Act begins next month. Here’s a reminder of what’s included and how landlords can prepare.
On the 1st of May, the first phase of the Renters’ Rights Act will be implemented.
Included in this first phase are some of the most significant changes the buy to let sector has ever seen. Landlords will have to shift how they rent their properties whilst simultaneously keeping tenants informed of what the Act means for existing tenancies.
As a reminder, here’s what’s coming next month:
The Abolishment of Section 21 ‘no fault’ evictions
Section 21 evictions will be abolished for all new and existing tenancies on the 1st May (coined the “commencement date”), giving tenants immediate security. Any outstanding possession orders will have up to 3 months from the commencement date to finish proceedings.
>> What are the unintended consequences of scrapping Section 21?
Extension of Section 8 grounds for possession
With the end of Section 21 evictions, landlords will only be able to evict tenants for a valid reason. However, possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour or are in persistent rental arrears.
>> For a full overview of the new Section 8 eviction grounds, here’s a comprehensive summary by The Independent Landlord.
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Allowing tenants to request pets
Tenants will have the right to request a pet, and landlords will be unable to unreasonably refuse. Despite this upcoming change, new research shows that the number of pet-friendly rental homes in England has fallen by 39% since the start of 2026.
Government guidance states that a tenant must request permission to keep a pet in writing, including a description of the type of pet.
You won’t be able to refuse without a ‘fair’ reason, and you’ll have to consider each request on a case-by-case basis. A blanket ban will no longer be permitted.
If your tenant has asked to keep a pet in your property, you have 28 days to respond in writing. If you miss this deadline, your tenant can apply to the court, which may enforce the rules if it believes you’re not meeting your obligations.
When you can refuse a request
- If another tenant has an allergy
- If the property is too small for a large pet or several pets
- If the pet is illegal to own
- If you’re a leaseholder and the freeholder does not allow pets
‘Unreasonable’ reasons for refusing a pet include:
- You do not like pets
- You have had issues with tenants who have kept pets in the past
- You have had tenants with pets who damaged the property
- You have concerns about potential pet damage
- You think a pet may affect future rentals
- You know the tenant needs an assistance animal, such as a guide dog
You may be able to keep money from the tenants’ deposit to cover repair costs caused by pet damage.
Periodic tenancies
On the commencement date, Assured Periodic Tenancies (APTs) will automatically replace ASTs as the default tenancy type.
Landlords will be unable to enter into a fixed-term tenancy or attempt to enforce a fixed-term tenancy on tenants. Instead, the tenancy must be periodic, or ‘rolling’ from the outset, with tenants able to serve two months’ notice at any time.
What about student HMOs?
To align with university terms and the student year, a special Ground 4a exemption will be available to student HMO landlords. To be eligible, landlords must provide written notice to the tenant that they will rely on this ground.
Strengthened tenant rights
This includes:
- Rent increases will be limited to once a year, and landlords will have to provide the tenant with two months’ notice before the increase is due to start
- Ending ‘bidding wars’ on rental properties, preventing landlords from encouraging or accepting higher-than-advertised rental offers. Landlords and agents will also not be able to request more than one month’s rent in advance
- Landlords and letting agents will not be able to prevent or discriminate against tenants with children or on benefits. This includes withholding information about the property, preventing a viewing from taking place, or refusing to grant a tenancy
Useful links
All landlords must provide the following Government-issued information sheet to tenants by 31st May 2026, or you could be fined up to £7,000. Click here to download the sheet.
The Government website has lots of useful information, including an implementation roadmap for the Renters’ Rights Act, which you can download here.
The Independent Landlord has more guidance on how landlords can prepare for the transition in May.
For more details and Renters’ Rights coverage, visit our Renters’ Rights Hub here.
