Question 1

When does the Renters' Rights Act come into force?

Accepted Answer

The Act received Royal Assent on 27 October 2025. The main reforms take effect on 1 May 2026, with further provisions rolling out through 2026 and beyond.

Question 2

Can I still use Section 21 before 1 May 2026?

Accepted Answer

Yes, you can serve a Section 21 notice before 1 May 2026, but you must file your possession claim in court by the earlier of 6 months from the notice date or 31 July 2026.

Question 3

What happens to my existing fixed-term tenancy?

Accepted Answer

On 1 May 2026, all existing assured shorthold tenancies (including those with remaining fixed terms) automatically convert to rolling periodic tenancies. You won't need to create a new agreement, but you will need to provide tenants with an information sheet by 31 May 2026.

Question 4

How can I regain possession of my property after the changes?

Accepted Answer

You will need to use Section 8 grounds, which require a valid reason such as rent arrears (3 months minimum), intention to sell (Ground 1A with 4 months' notice), or the landlord or a family member moving in (Ground 1 with 4 months' notice). Sale and occupation grounds cannot be used in the first 12 months of a tenancy.

Question 5

Can I still increase the rent?

Accepted Answer

Yes, but only through the formal Section 13 process using Form 4. You must state a proposed rent and can only increase rent once per year. Tenants can challenge increases at tribunal. Rental bidding (inviting tenants to offer more than the advertised rent) is banned.

Question 6

I want to sell my rental property after 1 May 2026, but my tenant is still living there?

Accepted Answer

After 1 May 2026, you can regain possession to sell by serving a Section 8 notice using the new intention to sell ground (Ground 1A), which requires 4 months' notice. You can't use this ground within the first 12 months of the tenancy.

Question 7

Do I have to allow pets?

Accepted Answer

Tenants will have the right to request a pet, and landlords cannot unreasonably refuse. However, you may require the tenant to obtain pet insurance to cover any potential damage.

Question 8

What is the PRS Database?

Accepted Answer

The Private Rented Sector Database is a new mandatory registration system for all private landlords. It will launch in late 2026 with an annual registration fee. Details on the fee and exact launch date are still to be confirmed.

Question 9

Does this apply to Scotland or Northern Ireland?

Accepted Answer

No. The Renters' Rights Act 2025 applies to England and Wales only. Scotland and Northern Ireland have their own tenancy legislation.

Question 10

How can Tortoise Property help me prepare?

Accepted Answer

As your managing agent, we handle the compliance process for you. We'll ensure your tenancy agreements are updated, rent increases follow the correct process, and your properties meet all legal requirements. Contact us to discuss how these changes affect your portfolio.

Renters' Rights Act 2025 - What Landlords Need to Know