The Renters' Rights Act: what landlords need to know

Where things stand

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. The biggest changes for private landlords in England came into force on 1 May 2026 and apply to new and existing tenancies.

What changed on 1 May 2026

• Section 21 'no-fault' evictions are abolished. Landlords must use a possession ground, such as selling the property or moving in.
• Most tenancies are now assured periodic tenancies with no fixed end date. Tenants can leave with two months' notice.
• Rent can only be increased once a year, using the section 13 process with at least two months' notice.
• Rental bidding is banned, and landlords can't ask for more than one month's rent in advance.
• Landlords can't refuse tenants just because they have children or receive benefits.
• Tenants can ask to keep a pet. Landlords must reply within 28 days and can only refuse with a good reason.

The landlord database: West Midlands first

Private landlords will have to register themselves and their rental homes on a new government database. It opens on 15 December 2026, starting with the West Midlands, and Birmingham landlords are expected to register by 14 March 2027. Other regions follow month by month through 2027.

Registration is expected to cost £65 per property per year. Without an active entry, courts won't grant possession in most cases, and civil penalties can apply.

Still to come

• A Private Rented Sector Landlord Ombudsman, with compulsory membership expected from 2028.
• The Decent Homes Standard for privately rented homes, which the government has said will apply from 2035.

How we help

Our managed landlords have their tenancies, notices, rent reviews and compliance handled for them. We'll make sure your properties are registered on time when the database opens for Birmingham.