Renters' Rights Bill: what every UK landlord needs to know in 2026

Section 21 of the Housing Act 1988 lets a landlord regain possession at the end of a fixed term without proving fault. The Bill abolishes Section 21 entirely. Possession will be available only under reformed Section 8 grounds.

The Bill introduces a new set of mandatory and discretionary grounds covering sale, landlord move-in, anti-social behaviour, persistent rent arrears, and significant breach of tenancy. Notice periods are tightened and grounds are evidence-based.

Fixed-term assured shorthold tenancies (the standard 6 or 12-month let) are abolished. Every new and existing tenancy converts to a single statutory periodic tenancy under which the tenant can give two months' notice at any time.

Landlords cannot insist on a minimum tenancy length. Rent in advance limits and deposit rules continue to apply.

Rent can be increased once per year by serving a Section 13 notice with two months' notice. Tenants can challenge the increase at the First-tier Tribunal, which will assess open market rent.

Rent review clauses inside tenancy agreements are no longer enforceable for the rent increase itself; the statutory Section 13 mechanism is the only route.

Every landlord and every let property must be registered on a new national database operated by the government. Failure to register before letting is a criminal offence.

Landlord and property registration runs alongside (not instead of) existing local council schemes. Selective Licensing, HMO licensing and Rent Smart Wales / Scottish Landlord Registration continue.

Every landlord must join the Private Rented Sector Ombudsman, a new redress scheme funded by landlord fees. Tenants can escalate disputes to the Ombudsman before the courts, and the Ombudsman can require remedies.

Landlords and letting agents must advertise a single asking rent and cannot solicit bids above it. Rent above the advertised level is recoverable by the tenant.

Tenants gain a statutory right to request a pet, which the landlord cannot unreasonably refuse. Landlords can require pet damage insurance.

Adverts and lettings practice that excludes families with children or benefit claimants is unlawful. Penalties for breaches are levied by councils.

**Review portfolio tenancies** for any that depend on a Section 21 exit strategy and plan how the new Section 8 grounds apply.

**Get every property compliant** — EICR, Gas Safety, EPC and HMO licensing — before the database goes live. Database registration will require evidence of compliance.

**Set up renewal reminders** so you never let a certificate lapse. [Our Pro tier](/pricing) covers every property with reminders 60, 30, 14, 7 days before and on expiry.

**Update tenancy agreement templates** with your letting agent or solicitor.

The Bill is moving through Parliament and detail is subject to change at every stage. This guide reflects the position at the time of writing. For specific legal advice, consult a qualified solicitor. We are not a regulated legal adviser.