If you hold a Buy to Let mortgage with us, these changes may be relevant to you.
This article provides a high-level overview. Landlords should refer to official Government guidance and consider taking independent legal advice where appropriate.
Summary of Key Changes
- Periodic Tenancies
Assured Shorthold Tenancies (ASTs) will be replaced with new assured periodic tenancies. This means tenancies will no longer have fixed terms in traditional sense and will continue on a rolling basis unless ended in accordance with the new rules.
- Changes to Possession (Evictions)
Section 21 “no fault” evictions will be abolished. Landlords will only be able to seek possession using revised Section 8 grounds. Notice periods for certain grounds will change and landlords will need to ensure they meet the new statutory requirements before serving notice.
- Rent Setting and Increases
The Act introduces changes to how and when rents can be increased. Tenants will have enhanced rights to challenge rent increases. The legislation also restricts practices such as rental bidding and certain forms of advance or up-front rent payments.
- Property Standards and Enforcement
The Decent Homes Standard will be extended to the private rented sector.
Awaab’s law, will introduce time-bound requirements for investigating and remedying serious hazards, including damp and mould. Local authority will receive stronger enforcement powers including the ability to impose financial penalties
- Ending Discrimination
Landlords will no longer be permitted to operate blanket bans on tenants in receipt of benefits or tenants requesting permission to keep pets.
- PRS Database and Ombudsman
A new Private Rented Sector database will be introduced. Landlords will be required to register themselves and their rental properties.
A new PRS (Private Rental Sector) Landlord Ombudsman scheme will also be established, with mandatory membership for landlords.
Implementation Timeline (Indicative)
The Act will be implemented in phases. Based on current Government information:
Phase 1 – From 1 May 2026
- The Act comes into force.
- Landlords must provide the Governments prescribed Information Sheet to existing tenants by 31 May 2026.
- New financial penalties relating to Category 1 hazards are expected to commence during Summer 2026.
Phase 2 – October 2026 (Expected)
- Launch of the PRS database, with landlords required to register themselves and their rental properties.
- Launch of the PRS Landlord Ombudsman scheme (mandatory participation expected from 2028)
Phase 3 – Longer Term
- Introduction of the Decent Homes Standard to the private rented sector.
- Awaab’s Law is expected to be implemented alongside these standards.
Members should note that implementation dates may be subject to change. We recommend monitoring official Government updates.
What this means for you as a landlord
If you let a property, you may wish to:
- Review your tenancy documentation and processes.
- Understand the revised possession grounds and notice requirements.
- Assess whether your property meets the anticipated Decent Homes Standard.
- Plan for registration requirements under the new PRS database.
You can read the Government’s full guidance here: https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
Important Information
This article is provided for general information only and does not constitute legal or regulatory advice. Landlords remain responsible for ensuring they comply with all applicable legislation. If you are unsure how the changes affect you, you should seek independent legal or professional advice.