4. Renters Rights Act
The Renters Rights Act comes into force 1st May 2026.
- Under the new system, Assured Shorthold Tenancies and fixed terms will be abolished and replaced entirely by Assured Periodic Tenancies (APT’s).
- Section 21 ‘no fault’ evictions will end. Landlords will instead used the revised Section 8 grounds to gain possession.
- Rent increases will be limited to once per year through a formal Section 13 process and rental bidding will be prohibited.
- Restriction on rent in advance payments will apply, alongside new protection preventing discrimination against tenants with children or receiving benefits.
- Tenants will have the right to request pets, and landlords will be required to consider requests reasonably.
- From late 2026, landlords will be required to register themselves and their properties on the Private Sector Database. Membership of the new landlord Ombudsman will also be compulsory. Failure to comply may result in financial penalties.
- Notice periods have changed, for example, landlords that want to sell a property have to give the tenant four month’s notice, but this cannot be used for the first 12 months of a new tenancy. A tenant wanting to give the landlord notice will have to give written notice to the effect of two months.
- A new Private Sector Landlord Ombudsman Service will be introduced which all private landlords in England with assured or regulated tenancies will be required by law to join, including those who use a managing agent.
- Landlords cannot ask a certain customer for a guarantor unless they ask all of their tenants for a guarantor, this can be seen as discrimination. However, if a customer offers a guarantor, then you would be allowed to accept this.
Did you know…….
The local authority do not have to follow the rent in advance rules within the Renters Rights Act. If the customer has approached the Homelessness Team and has an open application with us we can help the customer into the private rented sector using our Rent Deposit Scheme.
The landlord cannot ask for more than one month’s rent, however in certain cases, we the Homelessness Team can offer more than one month’s rent in advance once we deem the property affordable using their financial assessment undertaken by Homemaker.
The landlord can still only request five weeks rent for the deposit, but the Rent Deposit Scheme can offer a Deposit Bond Agreement for more than this value. This is a written agreement between EDDC, the tenant and the landlord. It is valid until the end of the tenancy, and should the landlord need to make a claim for damages or rent arrears they can based on photographic evidence or rent statement up to the value of the bond. EDDC will then recharge this to the tenant, making the process run smoothly for the landlord.
The Renters’ Rights Act Information Sheet 2026 must be given to every one of your existing/new tenants. The information sheet is a document produced by the government for tenants. It explains how their tenancy may be affected by the changes introduced by the Rents’ Rights Act.
You must give this information sheet if the tenancy:
- Is an assured or assured shorthold tenancy
- Was created before 1st May 2026
- Has a wholly or partly written record of terms (including a written tenancy agreement)
You must give this information sheet by 31st May 2026, or you could be fined up to £7,000.
You do not need to give this to lodgers.
A copy must be given to each tenant on the tenancy agreement.
You must give the exact PDF copy (in the link above).
You cannot text or email the link to the tenant as this will not be valid.
If you are a landlord and have a letting agent who manages the property on your behalf, then the agent must provide the Information Sheet to the tenant, even if you have also provided it.
We would encourage all landlords to register with the National Residential Landlords Association (NRLA) or the British Landlord Association (BLA) to ensure they are complying with the Righters Rent Act.
Please ensure you are completing your own referencing and credit checks.