Renters Reform Act – What Landlords and Tenants Need to Know
Renters Reform Act – It’s Official!
By Trevor Hames, Chairman
As of 28th October, the Renters Reform Bill has become law. Part 1 will come into force on 1st May 2026.
What Does It All Mean for Landlords and Tenants?
- All first tenancies will no longer be fixed term. From 1st May, all tenancies past and future become periodic.
- Tenants can end the tenancy at any time by giving two months’ notice.
- Landlords can only seek possession by serving a Section 8 Notice using one of the official grounds.
- In most cases, landlords cannot serve notice in the first 12 months and must then give 4 months’ notice, meaning possession may take up to 16 months from the start of the tenancy.
New Rules Introduced Under the Act
- A cap on rent in advance, affecting some overseas tenants who cannot prove their income.
- Anti-discrimination measures, including protections for tenants with children or those on benefits.
- A ban on rental bidding.
- Annual rent increases must be made through a Section 13 notice, and tenants may ask a Tribunal to determine the new rent. Tribunal decisions are not backdated. The Rent Guarantee Service offered by Cambridge Property Lettings will cover reasonable rent increases if they are disputed by the tenant.
- Tenants have the right to request a pet, and landlords cannot unreasonably refuse. Further Government guidance will clarify what is considered reasonable regarding pets.
Student Landlords
This legislation is not good news for student landlords. If a property is designated as student accommodation, the tenancy agreement must be signed no more than six months before the tenancy start date. Tenants can give two months’ notice to vacate the property at any time, and this is where student landlords are vulnerable.
Cambridge Property Lettings will do the best to let to groups who know each other, as such groups tend to be more stable. The good news is that to end a tenancy, all tenants must give notice.
Preparing for the Changes
Our trusted software partners, Street and Goodlord, are already working behind the scenes to make sure everything is compliant. Much of it is already done, and we will be ready.
Landlords should consider protecting themselves with our Rent Guarantee Service. Many landlords have already taken it out, and it is well worth considering.
Change can be worrying and unsettling, but with an experienced letting agent who is meticulous about ensuring landlords are compliant, now is a very good time to sign up to one of our Fully Managed Services.
Why not call and have a chat with me or my fellow Director, Jeremy Liming?
Between us, we have well over 60 years’ experience. We would love to allay your concerns and guide you in managing your rental property.
Speak to Trevor Speak to Jeremy
Grounds for Possession
Landlords can only give tenants notice to vacate the property under the following circumstances:
1. Mandatory Grounds
(Court must grant possession if proven)
- Landlord or family intends to move in – Ground 1 (4 months’ notice)
- Landlord intends to sell property – Ground 1A (4 months’ notice)
- Property subject to mortgage repossession – Ground 2 (4 months’ notice)
- Redevelopment requiring vacant possession – Ground 6 (4 months’ notice)
- HMO student accommodation – Ground 4A (4 months’ notice)
- Enforcement action against landlord (e.g., banning order) – Ground 6B (2 months’ notice)
- Tenant has no right to rent under immigration law – Ground 7B (2 weeks’ notice)
- Serious rent arrears – Ground 8 (usually 4 weeks’ notice; threshold now 3 months’ arrears)
- Serious anti-social behaviour or criminal conviction – Ground 7A (can be immediate or short notice)
2. Discretionary Grounds
(Court decides based on evidence)
- Persistent rent arrears (even if cleared before the hearing) – Ground 10
- Tenant breach of tenancy agreement – Ground 12 (2 weeks’ notice)
- Deterioration of property or furniture due to tenant – Grounds 13 & 15 (2 weeks’ notice)
- False statement by tenant to obtain tenancy – Ground 17
- Anti-social behaviour (less serious cases) – Ground 14
- Other breaches or nuisance not covered above
