A guide to the Renters Rights Act

The Renters’ Rights Act (RRA) is being implemented in phases over the next few months and years. The following laws are coming into force from the 1st of May:

1. No more Section 21 and ASTs

Probably the most controversial change is the abolishment of Section 21 ‘no fault’ evictions. Landlords won’t be able to use this eviction method and will, instead, rely on the strengthened possession grounds of Section 8.

Likewise, all assured shorthold tenancies (ASTs) will be replaced with periodic ones from the 1st of May 2026.

2. A ban on rental bidding and rent in advance

The RRA aims to protect tenants from overly high rents. Landlords must advertise their properties with a fixed, clear rental price and not accept offers above this amount, even if tenants volunteer to pay extra.

Neither can landlords request more than one month of rent in advance. And they can only accept this payment once the tenancy paperwork has been signed, and if the tenant volunteers to pay.

3. Stronger protections against discrimination

People with children or who receive benefits will soon have better legal protections against blanket discrimination. Landlords can’t exclude certain groups – for example, they can’t state ‘no kids’ in a property advert. Instead, they must weigh up each applicant on a case-by-case basis.

4. Pet requests must be considered

Do you automatically say no when someone asks to keep an animal? The new rules require landlords to carefully consider a tenant’s written request to keep a pet (and reply within 28 days).

Don’t panic! You still have the right to refuse if you’ve got a good reason – for example, if someone in the building has an allergy or the property is unsuitable for a large dog.

Note: You can’t charge extra rent because of a pet, but you can use the deposit to cover any resulting damage at the end of the tenancy.

5. A new written statement of terms

Any tenancy agreement that’s signed from the 1st of May onwards must contain a new written statement of terms. So far, the government has published draft wording to give landlords an idea of the information they’ll need to provide their tenants. They will confirm the exact wording in March.

6. An information sheet for tenants

In March, the government will also provide an official information sheet that explains the key changes under the RRA. Landlords must give a digital or hard copy to their tenants by the 31st of May 2026.7. The introduction of the PRS Ombudsman and PRS database

The government is bringing in two significant compliance measures as part of the RRA. These aim to raise standards across the private rented sector:

• The PRS Landlord Ombudsman will be a free service for tenants, designed to resolve issues between tenants and landlords – without the need for courts. Landlords must register by a set date – yet to be confirmed – and pay a fee for each property.
• The PRS database will improve transparency for tenants and regulators who can access information on landlords and properties, such as safety certificates. Landlords must register and keep their details up to date.

Final thoughts

The above isn’t an exhaustive list of all changes. See the government website for more details of the RRA and how to prepare for May and beyond. We’ll also publish further posts here on the Winkworth blog. It’s crucial that landlords adapt to the new system to avoid financial penalties and, more generally, feel confident they know what’s required of them. If you’re in any doubt, we recommend you seek advice from a legal expert.