Renters’ Rights Act: A Compliance Guide for Landlords

The private rented sector (PRS) is about to undergo a huge shake-up. Landlords will need to adapt to a new regulatory landscape this year as the Labour Party’s Renters’ Rights Act introduces a wide range of reforms.

The new rules aim to give renters greater security, rights, and protection during a time when the cost of renting is higher than ever. However, if you’re a landlord, the reforms mean more legal responsibilities, updating tenancy agreements and business practices, and a greater focus on ongoing compliance.

At Hibberts Solicitors, we have a team of solicitors who specialise in landlord and tenant law. We’re here to help landlords throughout Cheshire and Shropshire navigate the new laws introduced by the UK Renters’ Rights Act.

In this article, we outline the key reforms being introduced by the Act and explain what steps landlords can take now to ensure they are compliant before the changes come into effect.

What is the Renters’ Rights Act?

Keir Starmer’s Labour government first published the Renters’ Rights Act on 11 September 2024, and it later received Royal Assent on 27 October 2025.

The Act introduces a wide range of reforms to improve standards in the private rented sector, including the abolishment of Section 21 evictions and the introduction of a private rented sector ombudsman.

At the time of writing, the changes detailed within the Renters’ Rights Act have not yet come into force. The reforms are being rolled out gradually in phases, with the first phase due on 1 May 2026.

What key reforms do landlords need to know about?

The Renters’ Rights Act 2026 addresses long-standing problems within the PRS, including unfair evictions and unreasonable rent hikes. The reforms will hold landlords more accountable and strengthen tenant protections to encourage them to challenge unfair practices.

Let’s look at some of the key reforms that landlords must familiarise themselves with as soon as possible.

End of Section 21 evictions

Section 21 ‘no-fault’ evictions are being abolished. Once this reform comes into effect, landlords will only be able to evict a tenant using one of the strengthened Section 8 grounds for possession.

Strengthened grounds for possession

Although landlords are losing Section 21 evictions, the Section 8 grounds for possession are being amended to include additional allowable grounds like significant rent arrears, anti-social behaviour, and the landlord wishing to sell the property or move in a family member.

Move from fixed-term tenancies to periodic tenancies

Periodic tenancies are replacing all fixed-term tenancies. The move to rolling contracts will make tenancies more flexible for tenants but less predictable for landlords.

Changes to rent increase rules

New restrictions are being introduced for rent increases. Landlords will only be able to increase rent once per year by using a Section 13 notice and only to the market rate. Tenants will have the right to dispute the increase at a tribunal if they think it is unfair.

Introduction of Private Rented Sector Ombudsman

A new independent body called the Private Rented Sector Ombudsman is being introduced to help resolve tenant complaints quickly and fairly away from the courts. All landlords will need to pay to join the ombudsman scheme when it is introduced.

New Private Rented Sector (PRS) Database

The Act will also introduce a new Private Rented Sector Database to improve compliance, safety, and transparency. All landlords will be required to pay a fee to register their personal details and properties with the database.

Decent Homes Standard

For the first time, the Decent  Homes Standard, a set of minimum quality standards that apply to social housing, will also be applied to the private rented sector. Landlords will need to ensure that their properties meet the five core criteria of the standard: free from serious hazards, in a reasonable state of repair, equipped with modern facilities, provide thermal comfort, and free from damp and mould.

Strengthen tenant rights to pet ownership

Many landlords currently ban pets from their rental properties. Under the new rules, all tenants will have the right to request to keep a pet, and the landlord can only refuse them if they have reasonable grounds to do so.

When is the Renters’ Rights Act coming into force?

The Renters’ Rights Act received Royal Assent on 27 October 2025, but the changes are not yet in force. The reforms are being rolled out gradually, with the first wave coming into effect on 1 May 2026 and more due later in the year.

The government have issued a roadmap for the implementation of the Renters’ Rights Act. Here is a brief timeline outlining when each reform is expected to come into force.

Phase 1: 1 May 2026

• Abolish Section 21 no-fault evictions.
• Move from fixed-term tenancies to assured periodic tenancies.
• Section 8 grounds for possession strengthened.
• Rent increase restrictions introduced.
• Ban on rental bidding.
• It becomes illegal to discriminate against renters with children or on benefits.
• Tenant rights to pet ownership are strengthened.

Phase 2: Late 2026

• Introduction of the PRS database.
• Introduction of PRS landlord ombudsman.

 Phase 3: Date unconfirmed

• New Decent Homes Standard for PRS introduced.

Renters’ Rights Act landlord guidance: What steps should landlords take to comply with the new legislation?

With the first phase of changes coming very soon, landlords who are not yet ready should prepare now to avoid compliance issues when the new rules come into force in May. Follow the steps below to prepare and ensure you’re ready for the new legislation when it comes into force.

Familiarise yourself with the new rules

First up, you need to get your head around the new rules and how they will affect you and your portfolio.

Review and update all tenancy agreements

Next, review and update new and existing tenancy agreements to ensure that they reflect the new legislation. The following sections, in particular, will need adding or updating:

• Fixed-term tenancies moved to periodic tenancies.
• Grounds for possession under Section 8.
• Rent increase rules.
• Pet ownership clause.
• Complaints and disputes process.

Need help updating your legal documents? Contact our team of landlord solicitors here at Hibberts for help reviewing your existing tenancy agreements and updating them to reflect the new legislation.

Communicate changes with tenants

The government is expected to publish a tenant information sheet in March 2026. All landlords are required to send this information sheet to their existing tenants before 31 May 2026.

Strengthen the tenant screening process

Without Section 21 evictions, tenants will have stronger protections, and it will be harder for landlords to remove them from their property. This will make it more important than ever for landlords to carry out comprehensive tenant screening and referencing to ensure they are renting to reliable tenants. We recommend revisiting your tenant screening process ahead of the changes to ensure it is robust and includes checks that will help you identify if tenants are financially reliable and suitable for the property. This will help to reduce the risk of rent arrears, disputes, and expensive possession proceedings.

Review and update dispute procedures

The new private rented sector ombudsman aims to make it easier to resolve tenant complaints and reach fairer outcomes. Landlords should review their internal complaints and dispute resolution process now before the ombudsman is introduced to ensure it is responsive and effective. A good internal process will help to reduce the risk of disputes being escalated to the ombudsman.

Budget for compliance

Many landlords will need to increase their budget for compliance costs. They should factor in the cost of potential improvements to bring their properties up to standard, as well as fees to join the new database and ombudsman, to avoid being left out of pocket later in the year.

Update the rent review process

Review how and when rent is increased and consider setting annual rent review reminders for each of your properties.

Improve record-keeping

Once the reforms are in effect, landlords will find themselves under greater scrutiny, particularly with the introduction of the PRS database and ombudsman. We recommend that all landlords make sure they have a clear and organised process for collecting and storing all documentation and records. These records will act as key evidence of compliance in the event of a legal dispute or investigation.

Audit properties

After the Decent Homes Standard is applied to the PRS, landlords will find themselves under greater pressure to ensure they provide tenants with a good standard of living. We encourage landlords to proactively begin auditing the condition of their properties and scheduling any work required to get them up to an acceptable standard to avoid a last-minute rush.

Seek legal advice from Hibberts Solicitors

Non-compliance with the Renters’ Rights Act could result in serious consequences, including financial penalties that run into the thousands of pounds or even criminal prosecution.

At Hibberts Solicitors, our team of landlord solicitors is here to provide advice and legal support to landlords based in Nantwich, Tarporley, Crewe, and surrounding areas in Cheshire and Shropshire. Whether you require help understanding how the new legislation will affect your responsibilities as a landlord or practical support drafting new tenancy agreements, give our team a call on 01270 624 225 or email enquiries@hibberts.com.