A mortgage advisers’ guide to the Renters’ Rights Act

What the landmark legislation means for landlords, lenders, and the buy-to-let market.

This article was first uploaded on Tuesday 28^th October 2025. This article has been updated as of Thursday 30th April 2026. This article will continue to be updated as more information becomes available.

The Renters’ Rights Act, which received Royal Assent on Monday 27th October 2025, introduces the most significant reforms to the private rented sector in over three decades.

As of tomorrow, Friday 1^st May 2026, the Renters’ Rights Act introduces new rules by law for private landlords.

Here’s what you need to know.

Key changes at a glance

• Section 21 “no-fault” evictions abolished
• All tenancies become periodic
• Rent increases capped and regulated
• New standards for property conditions and repairs
• Tenant protections expanded including pet rights and anti-discrimination rules
• The new rules apply automatically

What this means for mortgage advisers

1. Evictions now require valid grounds

Section 21 has been abolished. Landlords must now rely on Section 8 grounds to regain possession, such as:

• Rent arrears
• Anti-social behaviour near or in the property
• Sale of the property
• If the tenancy was for certain purposes, e.g. if the tenancy was connected to employment, or was temporary or supported accommodation

This change may result in longer possession timelines and increased reliance on legal processes.

2. Tenancies go periodic

After May 1^st, all assured shorthold tenancies will automatically become rolling periodic tenancies. Tenancies will continue until:

• The landlord and the tenant decide together to end the tenancy
• The tenant ends the tenancy by giving notice
• The landlord ends the tenancy if they have a valid legal reason

An AST or ‘Assured Shorthold Tenancy’ will automatically become an ‘Assured Periodic Tenancy’. Tenancies will not end because of this change.

3. Rent regulations

Existing rent review clauses cannot be used for new rent increases after 1^st May 2026. Any tenancies with rent review clauses will not apply after this date.

Landlords must now give their tenants written notice two months in advance, using a form called ‘Form 4A’. This process is in section 13 of the Housing Act 1988.

Landlords can only increase the rent once per year and must not be higher than the open market rent. Proposed increases that are considered above market rate by the tenant can be challenged at tribunal.

4. No more rent bidding or large deposits

Often seen in cities across the UK, accepting offers above the advertised rent is now illegal. Landlords must stick to no more than one advertised rent price.

Landlords can only ask for one month’s rent upfront, max.

5. Repairs and standards

The Decent Homes Standard is now mandatory for private landlords. Awaab’s Law requires urgent action on damp, mould and other serious hazards. These changes in law give local authorities strong enforcement powers to ensure landlords are proactively maintaining and upgrading their properties.

Landlords must now make sure their properties are:

• Free from serious health and safety hazards
• In a reasonable state of repair
• Equipped with modern facilities (e.g. kitchens and bathrooms)
• Warm and energy-efficient

The new rules mean that local councils can issue improvement notices and impose civil penalties of up to £7,000 for failure to address serious hazards. Persistent or serious breaches may lead to criminal prosecution or rent repayment orders via the First-tier Tribunal.

6. Tenant rights expanded

From 1^st May 2026, tenants have the right to request to keep a pet. Landlords cannot unreasonably refuse the request. Refusals must be given in writing and give the reasonings as to why. Tenants can challenge the landlord’s decision in court.

Landlords cannot discriminate against a tenant because of a protected characteristic under the Equality Act. They also cannot refuse to rent their property to a tenant who is on benefits or has children.

7. The new rules apply automatically

If your client is a private landlord, the new rules will apply to their tenancies automatically, even if the tenancy agreement isn’t updated.

Landlords and their letting agents must provide an official ‘Information Sheet’ to their tenants by 31^st May 2026. Landlords and their agents must give this Information Sheet if the tenancy:

• Is an assured or assured shorthold tenancy
• Was created before 1^st May 2026
• Has a wholly or partially written record of terms (including a written tenancy agreement)

The Renters’ Rights Act Information Sheet 2026 must be given by 31^st May 2026, or your clients may be fined up to £7,000.

Supporting brokers through the transition

At Quantum Mortgages, we’re committed to supporting brokers with the tools, insights, and support needed to thrive in the new private rental sector landscape.

💬Need some support from your dedicated BDM? Get in touch with us today.
📧 Got a case that you’d like some advice on? Speak to our Broker Support Team