The Renters’ Rights Bill Explained: What Landlords Need to Know in 2026
- Greendoor Lettings
- Jan 8
- 6 min read
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If you’re a landlord in England, you’ve probably seen plenty of headlines about the Renters’ Rights Bill. If you’re anything like most landlords we speak to, you’re left wondering what actually matters, what’s changing, and what you need to do.
This blog is to make things simple, practical and clear. No legal jargon. No scaremongering. Just an honest breakdown of what’s changing, what it means for landlords, and how to prepare.
At Greendoor Lettings, our ethos is straightforward: make renting simpler, smarter and greener for landlords and tenants alike. That’s especially important at times like this, when legislation is changing and clarity matters.
Quick summary for landlords: Renters’ Rights Bill
Comes into effect as of 1st May 2026
Section 21 evictions are being abolished
Fixed-term tenancies are ending and moving to periodic
Rent increases are more regulated and challengeable
Rental bidding wars are banned
Tenants gain stronger rights around pets
Property standards and enforcement are tightening
A landlord database and ombudsman are being introduced
In this blog we’ll go through each change clearly and advise on what landlords should do next.
Why the Renters’ Rights Bill exists
The Bill is part of a wider shift in the private rented sector. The government wants tenants to feel more secure in their homes and to raise standards across the board.
For landlords, that means more structure, clearer rules, and greater accountability. While that can sound daunting, many of these changes are already best practice for good landlords. In reality, the Bill is designed to push out poor standards - not professional, responsible property owners.
The key changes landlords need to understand
1. Section 21 is being abolished
This is the headline change you’ve probably heard the most about.
Once the Bill comes into force, landlords will no longer be able to use Section 21 ‘no‑fault’ evictions. That means you can’t ask a tenant to leave without giving a valid, legal reason.
Importantly, this does not mean landlords can never regain possession. It means in order to regain possession you’ll need to rely on updated legal grounds, such as selling the property, moving back in, persistent rent arrears, or serious tenant misconduct. Evidence and correct process will matter more than ever.
A well‑managed tenancy, with good records and communication, becomes your strongest protection. That’s why it’s more important than ever to work with a brilliant letting agent… anyone know of any? teehee
2. Fixed‑term tenancies are ending
Assured Shorthold Tenancies (ASTs) will be replaced with assured periodic tenancies.
In plain English:
Tenancies will roll from month to month
Tenants can leave by giving two months’ notice
Only the tenant can bring the tenancy to an end. However, Landlords may use valid legal grounds to end a tenancy using the mandatory or discretionary grounds of Section 8.
Existing fixed‑term tenancies will automatically transition when the Bill takes effect, so no new agreement is required.
The government believes this encourages longer‑term thinking, removes the artificial pressure of fixed‑term renewals and protects the tenants from losing their homes when they may want to stay. We're not quite sure it will work like that in practice & many report that this will simply drive rent prices up as landlords exit the market. However, it does mean that landlords need to focus more on tenant selection and ongoing management from day one. This is exactly where a great letting agent (like Greendoor Lettings) brings you significant value.
3. Rent increases: clearer rules, tighter controls
Rent can still be increased, but the process is becoming more regulated.
Key points that landlords need to know:
Rent increases can generally happen once per year
At least two months’ notice must be given
Increases must be reasonable and in line with local market rents
Tenants will have the right to challenge increases they believe are unfair via a tribunal. This doesn’t prevent increases, it simply means they need to be justifiable.
A sensible, data‑led approach to rent reviews will be essential going forward. Using a letting agent to handle your rent reviews is much less likely to be challenged, given their expertise which enables better accuracy when reviewing rents.
4. Rental bidding wars are banned
Landlords and letting agents will no longer be allowed to encourage offers above the advertised rent.
The rent you market at should reflect what you’re willing to accept. This brings more transparency and fairness to the application process and avoids inflated expectations on both sides.
For landlords, it reinforces the importance of setting the right rent from the outset, not relying on competition to push it up.
5. Stronger rights for tenants with pets
Tenants will gain the right to request permission to keep a pet, and landlords must consider that request fairly. Blanket ‘no pets’ policies won’t be acceptable anymore.
However, landlords can still refuse where there’s a valid reason, and may be able to require pet insurance to cover potential damage.
Handled sensibly, this change can help attract longer‑term tenants while protecting the condition of your property. If you decide to accept a pet, you may charge a ‘pet rent’ to cover any additional wear and tear that might occur.
6. Higher property standards and faster enforcement
The Decent Homes Standard is being extended to the private rented sector.
This means rental homes must be:
Safe and free from serious hazards
Warm, dry, and well maintained
Properly ventilated, with damp and mould issues dealt with promptly
Local authorities will have stronger enforcement powers. For landlords already maintaining their properties properly this shouldn’t be a concern, but standards will be monitored more closely.
Good maintenance isn’t just compliance; it’s part of building sustainable, long‑term tenancies. At Greendoor we inspect our properties regularly so that any issues aren’t hidden away & dealt with promptly.
Awaab’s Law: coming to private landlords
Awaab’s Law (named after a young child who tragically died due to prolonged exposure to mould) currently applies to social housing landlords, requiring them to investigate and fix serious hazards like damp and mould within strict timeframes.
While it does not yet legally apply to private landlords, the Renters’ Rights Bill explicitly extends Awaab’s Law to the private rented sector.
For private landlords, this means expectations are changing. Issues such as damp, mould, poor ventilation and other serious hazards will need to be treated as urgent and not just “reasonable over time”.
Good landlords are already doing this. The Bill simply formalises it and adds clearer accountability.
7. A national landlord database and ombudsman
All landlords will be required to register on a national landlord database, improving transparency and professionalism across the sector.
Alongside this, a Private Rented Sector Ombudsman will provide tenants with a formal route for complaints.
Clear processes, documentation, and professional management will be increasingly important in resolving issues quickly and fairly.
8. Stronger protection against discrimination
The Bill makes it unlawful to discriminate against tenants because they receive benefits or have children.
For landlords, this means advertising, selection criteria, and decision‑making must be objective, fair, and clearly justified.
So, what should landlords be doing now?
Not sure what to do next? You don’t need to panic, but you do need to prepare. Many landlords are choosing to sense‑check their setup before the new rules come into force. A quick compliance review now can prevent costly issues later.
We’ve developed a FREE landlord checklist to make sure you're prepared. No cost. No strings. We're just nice like that… Click here & we’ll email it through to you.
Actions worth taking right away
Review your tenancy agreements and understand how periodic tenancies affect your portfolio
Audit your repossession processes and record‑keeping
Check your rent levels against the local market
Inspect your properties for damp, mould, and safety compliance
Organise your paperwork — licences, certificates, and records should be watertight
Awaab’s Law is a clear signal of where standards are heading. Even before it fully applies to private landlords, acting quickly on damp, mould and safety issues is one of the most important steps you can take.
These steps put you on solid ground before the changes come into force.
What landlords should keep an eye on longer‑term
Some elements will evolve as guidance and case law develops.
Things to be aware of
How tribunals interpret rent challenges in practice
How the new eviction grounds are applied by courts
The rollout and operation of the landlord database
Further clarity around pets, insurance, and reasonable refusal
Staying informed (or working with an agent who does) will make all the difference.
A final word (and a gentle nudge)
Sure, the private rented sector is becoming more regulated, but for landlords who want things done properly, these reforms are manageable. Especially with the right agent, systems and support in place.
At Greendoor Lettings, we focus on making renting simpler, smarter and greener. We help landlords stay compliant without the stress. We protect their investments and build longer‑term, better tenancies. With Greendoor, you’re not just a landlord or tenant - you’re part of a simpler, smarter, greener future in property management. And we’re proud to be creating a community of happy landlords and even happier tenants.
We'd love to talk more about supporting you & your portfolio through the biggest shift in the rental market in decades. Give us a shout - we'd love to talk more 💚
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