Are you ready for the Renters’ Rights Act?  

The Renters’ Rights Bill has now become an Act of Parliament and moved into law, which means significant reforms are coming to housing. 

Although the Commencement Date for the Renters’ Rights Act has not yet been confirmed and no changes will take effect until that time, which is likely to be in Spring 2026, landlords should begin preparing now. The Act will significantly increase tenants’ rights, and there is a lot for landlords to digest, as Lodders’ property dispute resolution specialists explain. 

Renters’ Rights Act: headline changes for landlords and tenants 

All Assured Shorthold Tenancies (ASTs) will be replaced by Assured Tenancies as part of the reforms to the Renters’ Rights Act. Unlike ASTs, Assured Tenancies have no fixed term and will usually run from month-to-month.

• ‘No fault’ evictions (Section 21 notices) will also be abolished.
• Tenants meanwhile will be able to give two months’ notice to vacate at any time from the first day of the tenancy. 
• Rent review clauses will not be permitted and any that are already in tenancy agreements cannot be used. Instead, a Section 13 Notice must be to warn of a rent increase, and tenants can ask the First Tier Tribunal to determine if the increase is reasonable.
• Landlords will be legally required to join the new Landlord Redress Scheme and must also register themselves and their properties on the Rented Property Portal as soon as these schemes are up and running. There will be fines and penalties for failure to do so. 
• Finally, landlords cannot refuse to house families with children, or tenants who are claiming benefits. Pets are to be allowed unless there is a legitimate reason not to, for example if the property is a flat. 

Grounds for possession of an assured tenancy  

If you have a property that you rent out, remember that you will no longer be able to use a S21 (no fault) Notice, but there are several new grounds that can help you to end the tenancy if you need the property. Some of these are set out below: 

• If you are selling the property
• If you or a family member wants to live in the property
• If the tenant is in at least three months of rent arrears
• If the property was rented to an employee, and the employment has ended and is needed for another employee

These grounds each come with their own conditions, and it is important to note that many cannot be used in the first year of a tenancy.   

To prepare for the changes in the Renters’ Rights Act, landlords should review all existing tenancies, identify those that are ASTs and put in place a plan. This should include ensuring you have all the requisite statutory certificates including EPCs, Gas Safety Certificates and EICRs – and that any deposits are protected.

Considerations for farmers and landowners

Farmers and landowners who rent out properties on their land under Assured Shorthold Tenancies (ASTs) also need to get ready for the upcoming changes. It is important to note that the Bill does not apply to residential property let under a Farm Business Tenancy (FBT) or Agricultural Holdings Act (AHA) tenancy.

The Bill updates Ground 5A, which allows landlords to take back a property to house ‘qualified’ agricultural workers. This change means landlords can now also reclaim a home for a self-employed worker as long as their contract lasts at least six months.

An updated procedure will also be introduced to help landlords to avoid inadvertently creating Assured Agricultural Occupancies. The current Form 9 will be replaced with a new opt out notice.

Need advice?

As we wait for the government to announce its implementation timeline over the coming days and weeks, Lodders is helping landlords with tenancy reviews and checklists for both existing and prospective tenancies to ensure they are properly set up, and possession can be regained in the future if necessary. Find out how we can support you.