What the Renters’ Rights Act Has Changed for English Landlords Four Months On

The most fundamental change is the tenancy structure. Since 1 May, existing assured shorthold tenancies in England have moved into the new assured periodic system and new assured tenancies are periodic rather than carrying a fixed contractual end date.

That changes the logic of portfolio management.

Historically, landlords could plan around a defined fixed-term expiry. Under the new system, a tenancy continues on a rolling basis until the tenant leaves or the landlord obtains possession using an applicable legal ground and the correct process.

For landlords considering a future sale, refurbishment or return to a property for their own occupation, forward planning therefore becomes more important.

Landlords can no longer use Section 21 to regain possession without relying on a specified ground. Instead, possession requires an appropriate ground under the Section 8 process. Government guidance also states that landlords seeking possession because they intend to sell or move into the property cannot use those grounds within the first 12 months of a tenancy. This does not mean landlords can never recover a property. It means the legal reason, evidence and notice procedure matter considerably more. Deposit compliance also remains important because failures can affect possession proceedings. Landlords contemplating possession should therefore obtain appropriate legal advice rather than assuming a procedure used before May 2026 remains valid.

The Act affects both the beginning of a tenancy and subsequent increases. Advertised properties must carry an asking rent. Landlords and agents cannot encourage prospective tenants to bid above it, and offers above the advertised rent cannot be accepted. Once a tenancy is running, rent increases use the Section 13 process. Government guidance says landlords must give at least two months' notice using Form 4A, cannot increase the rent more than once a year, and tenants can challenge a proposed increase they believe exceeds the open-market rent. For landlords, that makes evidence behind a proposed market rent more important. Comparable local lettings, property condition and specification should support the figure rather than a purely percentage-based annual increase.

Tenants and prospective tenants may request permission to keep a pet, and landlords can refuse only where they have a valid reason. The legislation also prevents discrimination against prospective tenants because they receive benefits or have children.

These requirements should now be reflected in application processes, staff training, tenancy documentation and communications.

The biggest risk four months into the regime may be relying on old procedures through habit. Landlords should review tenancy templates, rent-review records, deposit compliance, advertising practices, possession procedures and the documentation used to record decisions. The government's information sheet for existing qualifying tenancies was generally required to have been supplied by 31 May 2026, making this another sensible point to audit historic compliance.

The Renters’ Rights Act has shifted English private renting away from fixed-term certainty and towards a more regulated periodic-tenancy framework. For professional landlords, the implication is not simply more paperwork. Decisions about rents, pets, possession and future portfolio plans now need to be supported by clearer processes and evidence.