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02 April 2026
The private rented sector in the UK is about to experience its most significant legislative change in decades. The Renters’ Rights Act—receiving Royal Assent in October 2025 and rolling out from mid2026, is designed to create a more professional, transparent, and
tenant-friendly rental market.
At Shaws of London, a family-run, boutique property consultancy, we believe these changes are not just legal obligations—they’re an opportunity to build long-term, trusted relationships between landlords and tenants.
1. No More “No-Fault” Evictions
The most headline-grabbing change is the abolition of Section 21 “no-fault” evictions.
What this means:
Practical takeaway: Possession is now evidence-led. Landlords and letting agents must
maintain detailed documentation of rent payments, tenancy breaches, and property
maintenance to support any legal claim.
2. Fixed-Term Tenancies Are Ending
The Act introduces rolling periodic tenancies, replacing traditional fixed-term ASTs.
Key points:
• Tenants can leave with two months’ notice, while landlords may regain possession only using statutory grounds.
• There is a 12-month protected period preventing eviction for landlord occupation or sale at the start of the tenancy.
• Legal notice periods for valid grounds increase to four months after the protected period.
Implications for landlords: This reduces tenancy predictability, making tenant retention
and relationship management more important than ever. Properties managed
proactively and with care are likely to enjoy longer tenancies despite open-ended contracts.
3. Rent Increases: One Per Year with Oversight
To prevent unfair displacement, rent increases are now strictly controlled:
• Increases can only occur once a year.
• Any increase must reflect the open market rate.
• Tenants can challenge increases at a tribunal if they are deemed excessive.
Our advice: Accurate, data-driven rental valuations are now essential. Arbitrary or inflated rent hikes could lead to legal disputes or tenant loss.
4. Decent Homes Standard Expands to Private Rentals
The Decent Homes Standard, previously applied only to social housing, now applies across the private sector.
Requirements include:
• Properties must be safe, free of hazards, and in a reasonable state of repair.
• Kitchens, bathrooms, and heating must meet modern standards.
• Local authorities now have enhanced inspection and enforcement powers.
Practical takeaway: Landlords must adopt preventative maintenance programs, pre-tenancy inspections, and consistent property audits. This ensures compliance and protects long-term asset value.
5. Mandatory Ombudsman for Landlords
All landlords are now required to join a Private Rented Sector Ombudsman scheme.
• Tenants can escalate disputes without court involvement.
• Decisions are legally binding.
• Non-compliance can result in fines and restrictions on regaining possession.
Operational note: Agencies must implement robust complaint handling processes and
maintain clear records of all communications with tenants.
6. National Property Portal for Compliance
A centralised Property Portal will require landlords to register both themselves and their properties.
• Proof of compliance (gas safety, EPC, deposit protection) must be uploaded.
• Registration is a condition for serving legal notices or letting properties.
Implication: Digital record-keeping is now essential. Informal, manual systems are no longer sufficient.
7. Ban on Discriminatory Lettings
The legislation explicitly prohibits discriminatory letting practices:
• Blanket bans on tenants receiving benefits (“No DSS”) are illegal.
• Refusal of families with children is restricted.
• Landlords can still conduct affordability and suitability checks on a case-by-case
basis.
Takeaway: Letting policies must be fair, compliant, and properly documented.
8. Rent in Advance Restrictions
Landlords may now only request one month’s rent in advance after the tenancy is agreed.
• Large upfront payments to secure a tenancy are prohibited.
• Affordability checks become critical to manage financial risk.
9. Stronger Tenant Rights: Pets, Protection, and Empowerment
One of the most tenant-focused aspects of the Act is pets and protections:
• Tenants can request pets, and landlords cannot unreasonably refuse.
• Tenants have stronger protection when reporting disrepair or unsafe conditions.
• Evictions in retaliation for tenant complaints are explicitly prohibited.
Implications for landlords: Thoughtful pet policies and a proactive approach to
maintenance can improve tenant satisfaction and reduce turnover. Properties managed with
care are more attractive, sustainable, and resilient under the new regulations.
10. Implementation Timeline
• Royal Assent: October 2025
• Initial rollout: From mid-2026
• Full implementation is phased, giving landlords and agents time to prepare
operations,
documentation, and compliance processes.
What This Means for Landlords, Investors, and Agents
At Shaws of London, we see this legislation as a call to professionalise and future-proof your property portfolio.
Key opportunities include:
• Stable, long-term tenancies through improved tenant engagement
• Transparent, data-driven rent setting
• Reduced legal and compliance risk with proactive property management
• Enhanced reputation for professionalism in a more accountable sector
tenant-friendly rental market.
At Shaws of London, a family-run, boutique property consultancy, we believe these changes are not just legal obligations—they’re an opportunity to build long-term, trusted relationships between landlords and tenants.
1. No More “No-Fault” Evictions
The most headline-grabbing change is the abolition of Section 21 “no-fault” evictions.
What this means:
- Landlords cannot evict tenants without a valid legal reason.
- All possession claims must rely on Section 8 grounds, including rent arrears, breach of tenancy, anti-social behaviour, or landlord intention to sell/move in.
- Tenants gain protection against retaliatory evictions if they raise complaints about property conditions.
Practical takeaway: Possession is now evidence-led. Landlords and letting agents must
maintain detailed documentation of rent payments, tenancy breaches, and property
maintenance to support any legal claim.
2. Fixed-Term Tenancies Are Ending
The Act introduces rolling periodic tenancies, replacing traditional fixed-term ASTs.
Key points:
• Tenants can leave with two months’ notice, while landlords may regain possession only using statutory grounds.
• There is a 12-month protected period preventing eviction for landlord occupation or sale at the start of the tenancy.
• Legal notice periods for valid grounds increase to four months after the protected period.
Implications for landlords: This reduces tenancy predictability, making tenant retention
and relationship management more important than ever. Properties managed
proactively and with care are likely to enjoy longer tenancies despite open-ended contracts.
3. Rent Increases: One Per Year with Oversight
To prevent unfair displacement, rent increases are now strictly controlled:
• Increases can only occur once a year.
• Any increase must reflect the open market rate.
• Tenants can challenge increases at a tribunal if they are deemed excessive.
Our advice: Accurate, data-driven rental valuations are now essential. Arbitrary or inflated rent hikes could lead to legal disputes or tenant loss.
4. Decent Homes Standard Expands to Private Rentals
The Decent Homes Standard, previously applied only to social housing, now applies across the private sector.
Requirements include:
• Properties must be safe, free of hazards, and in a reasonable state of repair.
• Kitchens, bathrooms, and heating must meet modern standards.
• Local authorities now have enhanced inspection and enforcement powers.
Practical takeaway: Landlords must adopt preventative maintenance programs, pre-tenancy inspections, and consistent property audits. This ensures compliance and protects long-term asset value.
5. Mandatory Ombudsman for Landlords
All landlords are now required to join a Private Rented Sector Ombudsman scheme.
• Tenants can escalate disputes without court involvement.
• Decisions are legally binding.
• Non-compliance can result in fines and restrictions on regaining possession.
Operational note: Agencies must implement robust complaint handling processes and
maintain clear records of all communications with tenants.
6. National Property Portal for Compliance
A centralised Property Portal will require landlords to register both themselves and their properties.
• Proof of compliance (gas safety, EPC, deposit protection) must be uploaded.
• Registration is a condition for serving legal notices or letting properties.
Implication: Digital record-keeping is now essential. Informal, manual systems are no longer sufficient.
7. Ban on Discriminatory Lettings
The legislation explicitly prohibits discriminatory letting practices:
• Blanket bans on tenants receiving benefits (“No DSS”) are illegal.
• Refusal of families with children is restricted.
• Landlords can still conduct affordability and suitability checks on a case-by-case
basis.
Takeaway: Letting policies must be fair, compliant, and properly documented.
8. Rent in Advance Restrictions
Landlords may now only request one month’s rent in advance after the tenancy is agreed.
• Large upfront payments to secure a tenancy are prohibited.
• Affordability checks become critical to manage financial risk.
9. Stronger Tenant Rights: Pets, Protection, and Empowerment
One of the most tenant-focused aspects of the Act is pets and protections:
• Tenants can request pets, and landlords cannot unreasonably refuse.
• Tenants have stronger protection when reporting disrepair or unsafe conditions.
• Evictions in retaliation for tenant complaints are explicitly prohibited.
Implications for landlords: Thoughtful pet policies and a proactive approach to
maintenance can improve tenant satisfaction and reduce turnover. Properties managed with
care are more attractive, sustainable, and resilient under the new regulations.
10. Implementation Timeline
• Royal Assent: October 2025
• Initial rollout: From mid-2026
• Full implementation is phased, giving landlords and agents time to prepare
operations,
documentation, and compliance processes.
What This Means for Landlords, Investors, and Agents
At Shaws of London, we see this legislation as a call to professionalise and future-proof your property portfolio.
Key opportunities include:
• Stable, long-term tenancies through improved tenant engagement
• Transparent, data-driven rent setting
• Reduced legal and compliance risk with proactive property management
• Enhanced reputation for professionalism in a more accountable sector
About the Author...
Hi call me Rav! I’m a young, dynamic negotiator at Shaws of London. Born and raised in West London, I excelled academically but discovered my true passion in real estate and entrepreneurship. Afte...
Read about Ranveer