If you let property
New rules for renting start May 1st. Find out what they mean for you.
From May 1st , new national rules will begin to change how renting works across England.
If you let your home, these changes may affect how tenancies work, how rent can be increased and the rules around ending a tenancy.
The campaign is helping landlords across the West of England understand the changes and where to find reliable advice.
From May 1st, new national rules will begin to change how renting works across England.
If you let your home, these changes may affect how tenancies work, how rent can be increased and the rules around ending a tenancy.
Below are the most frequently asked questions from landlords about the Renters’ Rights Act, along with links to trusted resources so you can find out more.
What is changing for landlords?
The Renters’ Rights Act introduces changes affecting tenancy agreements, eviction processes, enforcement and rent increases.
Landlords will need to understand how these new rules apply to their rental properties from 1st May 2026.
You can find a full overview for landlords here.
You can also keep in the loop with any new updates via the governments ‘renting is changing’ landlord campaign site.
What happens to Section 21 evictions?
Section 21 evictions will end.
Landlords will need to use one of the legal grounds for possession under Section 8 if they wish to end a tenancy. These are split into mandatory grounds and discretionary grounds, if using a Section 8 notice, of which notice periods for each ground differ, a landlord will need to prove this ground is evidenced.
You can find full guidance here on giving notice to evict tenants, including what to do if you’re renting to students.
What happens to tenancy agreements?
Most tenancies will become periodic (rolling) rather than fixed-term, which means they won’t have an end date.
They will start on a periodic (month to month or rolling) basis and continue on a rolling basis until either a tenant gives 2 months’ notice to vacate or a landlord obtains a legal eviction.
Do existing tenancies change automatically?
Yes. When the Act takes effect, all existing assured tenancies will transition into periodic tenancies.
Landlords (or their letting agents) will need to ensure they serve their tenants with a government leaflet detailing these changes before the 31st May 2026.
You can find the formal information sheet here.
How will rent increases work?
Rent can be increased once per year using a standard template, prescribed Section 13 notice sent to your tenants. The tenant must be given two months’ notice of the change.
If a renter challenges the increase, the First-tier Tribunal will assess the rent level and determine whether the Section 13 increase stands, or a lower rent must be paid.
You can view full guidance on rent increases here.
What are the rules on advertising rental properties?
Properties must be advertised at a clear rent price.
When you advertise a property
When you advertise or offer a property in writing, you will need to include how much the rent will be. It will need to be a specific amount as a price range will not be allowed.
A written advert may be:
An online property advert
A printed advert
A social media post
Any digital communication, for example, emails, text messages or direct messages
It does not include ‘to let’ signs outside a property.
Landlords cannot accept bids above the advertised rent. Landlords will not be able to discriminate on the grounds of families with children, or those in receipt of benefits.
All applications will need to be considered and reasons for choosing a particular tenant clear and defensible.
You can find full guidance on how to advertise your rental property here.
Can a landlord still accept rent ‘in advance’?
No, the rules under the Act say that you can accept a maximum of 1 months rent once the tenants have signed their tenancy agreement. You can request that tenants have a guarantor instead if there are concerns with referencing or affordability.
You can find out more details on rent in advance here.
Do I have to accept all pets at my property?
Your tenants will need to ask you in writing if they want to keep a pet. They’ll need to include a description of the pet they wish to keep in their request.
If your tenant keeps a pet without your permission, they may be breaking the terms of the tenancy agreement.
If your tenant requests to keep a pet, you will not be able to refuse without a fair reason. You’ll need to consider each request on a case by case basis.
Once your tenant has asked for a pet, you will have 28 days to respond in writing.
You can find full guidance on tenants request for a pet here.
What if I rent to students?
Most student tenancies in the private rented sector will be covered by the new rules.
The legislation also includes a possession ground designed to allow landlords renting to full-time students to regain possession in time for the next academic year where conditions are met.
This is through the use of a Section 8 ground 4A, the landlord will need to inform their tenants at the start of the tenancy if they wish to rely on this later down the line. These are only applicable for properties that are both a licenced HMO and all rooms are let to students.
You can find full guidance on how to ask a student to leave your property here.
Can a landlord still sell their property?
Yes you can either sell to another investor (called selling with a tenant in situ) or as long as the first 12 months of a tenancy has passed, you can serve a Section 8 notice under ground 1.
This has a 4 month notice period. Important to note, that a property cannot then be re-let for 12 months from the date of expiry of that notice, so you could have a void period if the property doesn’t sell.
You can find more details on your options for selling your rental property here.
What will happen if I don’t comply with the new rules?
As a landlord, it’s important to familiarise yourself with the new requirements and take any necessary actions to make sure you comply. If you don’t comply with the law, local councils may impose a civil penalty on you of up to £40,000 or, in some cases, start a criminal prosecution.
You can view the full guidance on enforcement measures for landlords here.