Renters' Rights Act for new landlords: the 2026 rules in plain English
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If you've just become a landlord, perhaps by inheriting a let property, the Renters' Rights Act for new landlords means you start under a different system from the one many older landlords knew: since 1 May 2026, part 1 of the Act is in force in England, section 21 can't be used, and all private assured tenancies are periodic [1][2]. You can still recover your property for good reasons, such as selling or moving in, but with longer notice and evidence.
Existing tenancies converted to periodic on 1 May 2026 [2]. Tenants can leave with two months' notice [2]. To get possession, serve a section 8 notice on a legal ground; selling (1A) and moving in (1) need four months' notice and can't be used in the first 12 months [3]. Rent can rise once a year to market rate with a section 13 notice and at least two months' notice [2]. Bidding above the advertised rent is banned, as is discriminating against tenants with children or on benefits [2]. Tenants can request a pet, which you can't unreasonably refuse [2]. The Private Rented Sector Database rolls out from late 2026, and you'll need to register; a Landlord Ombudsman follows [4].
This covers England. Wales, Scotland and Northern Ireland have their own rules.
Renters' Rights Act for new landlords: the key changes
| Area | Rule now | Source |
|---|---|---|
| Tenancy type | All assured tenancies periodic; fixed terms converted | [2] |
| Section 21 | Can't be used since 1 May 2026 | [1] |
| Ending by tenant | Two months' notice | [2] |
| Ending by landlord | Section 8 notice on a ground, then court | [1] |
| Selling or moving in | Four months' notice; not in the first 12 months | [3] |
| After selling or moving-in grounds | Can't re-let or market for 12 months | [2] |
| Rent increases | Once a year, section 13 notice, at least two months | [2] |
| Rental bidding | Must publish an asking rent; can't accept offers above it | [2] |
| Discrimination | Illegal against tenants with children or on benefits | [2] |
| Pets | Must consider requests; can't unreasonably refuse | [2] |
| Deposit or database non-compliance | Blocks most possession grounds until fixed | [2] |
| Decent Homes Standard and Awaab's Law | Being applied to the private rented sector | [2] |
If you inherited a tenancy
You didn't choose the tenant or the tenancy, but you take it as it is. Practical points:
- The tenancy is periodic now. Even if the agreement says "fixed term", it converted on 1 May 2026 [2].
- The Information Sheet. Landlords of existing tenancies had to give tenants the government's Information Sheet on or before 31 May 2026 [5][4]. If the person who died didn't, take advice on putting it right. See our Information Sheet guide.
- Verbal tenancies. Where a tenancy was agreed verbally, landlords had to give a written summary of the main terms by 31 May 2026 [4].
- Old non-shorthold tenancies. Ground 1A can't be used for assured tenancies created before 1 May 2026 that weren't assured shortholds [3].
- Regulated tenancies. Tenancies from before 15 January 1989 may be regulated, with fair rents and stronger protection [6].
Getting possession: the grounds new landlords use most
| Ground | When | Notice |
|---|---|---|
| 1 Occupation by landlord or family | You or close family (spouse or partner, parents, grandparents, siblings, children, grandchildren) need it as a home | 4 months; not in first 12 months [3][7] |
| 1A Sale | You intend to sell | 4 months; not in first 12 months [3] |
| Mortgage lender's ground | Lender needs possession to sell after missed payments | 4 months [3] |
| 7 Death of tenant | Tenancy inherited by someone who wasn't living there | Proceedings usually within 12 months of the death [3] |
| 8 and other arrears grounds | Serious rent arrears | See tenant not paying rent |
For grounds 1 and 1A, you can serve the notice during the first 12 months, but it can't expire until after the 12 months [3]. Courts expect evidence, such as proof you've instructed an estate agent for a sale [1].
Rent increases
Rent can be increased once a year to the market rate, which the guidance describes as "the price that would be achieved if the property was newly advertised to let", using a section 13 notice with at least two months' notice [2]. Tenants can challenge above-market increases at an independent tribunal [2]. See Renters' Rights Act rent increases.
The database and the ombudsman
The roadmap says [4]:
- the PRS Database will roll out from late 2026, and signing up will be mandatory for all private landlords,
- the PRS Landlord Ombudsman will follow, with mandatory sign-up shown for 2028.
The guide says councils will be able to take action against landlords who fail to join the ombudsman, or against anyone marketing a property where the landlord isn't registered, with civil penalties of up to £7,000 for initial breaches and up to £40,000 or prosecution for continuing or repeated breaches [2]. See our PRS database and landlord ombudsman guides.
Your first-month compliance plan
| Week | Task |
|---|---|
| 1 | Find the tenancy agreement and confirm the start date and type |
| 1 | Check gas safety record (12-month cycle) [8] and EICR (5-year cycle) [9] |
| 2 | Check EPC is valid and at least band E [10] |
| 2 | Confirm deposit protection with the scheme [11] |
| 3 | Write to tenants with your name and address [12] |
| 3 | Check the Information Sheet was given [5] |
| 4 | Set reminders for every renewal date |
Gaffy is built for this: reminders before every gas, EICR and EPC date, a document vault for the tenancy paperwork, and a repair-request link for tenants. £12 a month for up to 5 properties, plus £4 a month per extra property, first month free, and we'll set your properties up for you.
Worked example: a new landlord who wants to sell
Amir inherits a flat in June 2026. The tenant moved in in March 2026, on what's now a periodic tenancy. Amir wants to sell with vacant possession.
| Step | Date |
|---|---|
| Tenancy start | 1 March 2026 |
| Earliest date a Ground 1A notice can expire | After 12 months, so not before March 2027 [3] |
| Notice length | At least 4 months [3] |
| Serve notice | November 2026 (expires March 2027) |
| Evidence | Estate agent instruction letter [1] |
| If tenant doesn't leave | Apply to court for a possession order |
If Amir changed his mind and didn't sell, he couldn't re-let or market the flat for 12 months after using the ground [2].
What hasn't changed
New landlords sometimes assume the Act replaced everything. It didn't. These duties carry on as before:
| Duty | Rule | Source |
|---|---|---|
| Gas safety | Each appliance and flue checked at intervals of no more than 12 months | [8] |
| Electrical safety | Inspection and test at least every 5 years | [9] |
| Energy efficiency | Can't let below EPC band E without a valid exemption | [10] |
| Deposit protection | Protect within 30 days and give prescribed information | [11] |
| Change of landlord | Tell the tenant your name and address within the time limit | [12] |
| Repairs | Structure, heating and hot water, sanitary fittings | [6] |
The Act adds to these. In fact, it makes some of them more important: an unprotected deposit or a missing database registration can now stop you getting possession on most grounds until you fix it [2].
The three mistakes new landlords make most
- Serving an old-style notice. Section 21 notices and old-style section 8 notices can't be served for private tenancies now [2].
- Agreeing a rent above the asking price. Bidding above the advertised rent is banned [2].
- Re-letting after using the selling ground. If you get possession to sell and then change your mind, you can't re-let or market for letting for 12 months [2].
Where to read more
Each topic above has its own detailed guide: notice periods, rent increases, pets, the Information Sheet, the PRS database and the ombudsman.
People also ask
What does the Renters' Rights Act mean for new landlords?
Periodic tenancies, no section 21, longer notice for selling or moving in, once-yearly rent rises, and registration on a new database [1][2][4].
Do I need a new tenancy agreement after inheriting?
No. Existing tenancies converted automatically on 1 May 2026 [2].
Can I sell a property with tenants under the Renters' Rights Act?
Yes. Sell with tenants in place, or use Ground 1A with four months' notice after the first 12 months [3].
When does the landlord database start?
The roadmap says rollout begins from late 2026 [4].
Can a new landlord refuse pets?
Tenants can ask, and you must consider the request and can't unreasonably refuse [2].
FAQ
Does the Act apply in Wales?
This guide covers England. Wales has its own system.
Can I use section 21 if the notice was served before 1 May 2026?
There were transitional rules; see section 21 abolished.
What if I don't register on the database?
Registration will be needed to use certain possession grounds, and penalties apply for marketing a property where the landlord isn't registered [2].
Try Gaffy free for a month · Inherited property hub · Renters' Rights Act notice periods · Renters' Rights Act pets · Accidental landlord checklist
Sources
- GOV.UK, Repossessing your privately rented property after 1 May 2026: https://www.gov.uk/guidance/repossessing-your-privately-rented-property-after-1-may-2026
- GOV.UK, Guide to the Renters' Rights Act: https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
- GOV.UK, Grounds for possession: guidance for landlords and letting agents: https://www.gov.uk/government/publications/grounds-for-possession-guidance-for-landlords-and-letting-agents/grounds-for-possession-guidance-for-landlords-and-letting-agents
- GOV.UK, Implementing the Renters' Rights Act 2025: our roadmap: https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector
- GOV.UK, The Renters' Rights Act Information Sheet 2026: https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
- GOV.UK, Renting out your property: tenancy types: https://www.gov.uk/renting-out-a-property
- Housing Act 1988, Schedule 2: https://www.legislation.gov.uk/ukpga/1988/50/schedule/2
- Gas Safety (Installation and Use) Regulations 1998, regulation 36: https://www.legislation.gov.uk/uksi/1998/2451/regulation/36
- GOV.UK, Electrical safety standards in the private and social rented sectors: guidance: https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-and-social-rented-sectors-guidance/electrical-safety-standards-in-the-private-and-social-rented-sectors-guidance
- GOV.UK, Domestic private rented property: minimum energy efficiency standard: https://www.gov.uk/guidance/domestic-private-rented-property-minimum-energy-efficiency-standard-landlord-guidance
- GOV.UK, Deposit protection schemes and landlords: https://www.gov.uk/deposit-protection-schemes-and-landlords
- Landlord and Tenant Act 1985, section 3: https://www.legislation.gov.uk/ukpga/1985/70/section/3