Renters’ Rights Act Update

byTrevor Hames

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As we approach the commencement date of 1 May 2026, Cambridge Property Lettings has been working hard to understand the full implications of the Act. We have been seeking guidance and clarification from Propertymark and its legal advisers to ensure we are fully prepared.

Cambridge Property Lettings is here to support landlords through these changes and provide clear, practical advice every step of the way.

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Summary of the Renters’ Rights Act 2025

1. Implementation Timeline

Phase 1 – From 1 May 2026

  • Abolition of Section 21 evictions.
  • Replacement of fixed-term tenancies with rolling Assured Periodic Tenancies.
  • Introduction of new eviction grounds.
  • Rent increases limited to once per year.
  • Ban on rental bidding.
  • Ban on requiring rent in advance beyond permitted limits.
  • Ban on discrimination against tenants receiving benefits or with children.

Phase 2 – Late 2026 to 2028

  • Introduction of the Private Rented Sector (PRS) Database.
  • Launch of the mandatory PRS Landlord Ombudsman.

Phase 3 – 2035

  • Introduction of the Decent Homes Standard (DHS).
  • Extension of Awaab’s Law to the private rented sector.

2. Ending Tenancies & Evictions

  • End of Section 21: From 1 May 2026, Section 21 can no longer be used. All evictions must rely on Section 8 grounds.
  • Existing tenancies will automatically convert to assured periodic tenancies.
  • Notices issued before 1 May 2026:
    • Section 21 notices can only be used until 31 July 2026.
    • Section 8 notices issued before May 2026 remain valid for up to 12 months or until 31 July 2026, whichever is sooner.
  • Tenant Notice:
    • Tenants may leave at any time by providing two months’ notice.
    • The notice must end on the rent due date.
  • Joint Tenants:
    • Any single joint tenant can end the entire tenancy.
    • Withdrawal of notice requires agreement from all tenants.
  • Eviction Grounds: The Act introduces a mixture of mandatory and discretionary grounds.
  • Ground 1A prevents re-letting for 12 months after a landlord evicts a tenant to sell the property.

3. Student Lets

  • The Act introduces Ground 4A for student HMOs, allowing eviction at the end of an academic year if strict conditions are met.
  • All tenants must be full-time students.
  • The tenancy must be signed within six months of the move-in date.
  • A four-month notice must be served, ending between June and September.
  • Joint tenancy rules mirror general rules — one tenant can end the tenancy for all.
  • Rent in advance for students is limited to a maximum of one month’s rent.

4. Tenancy Agreements

  • Cambridge Property Lettings will produce a new Tenancy Agreement.
  • From 1 May 2026, all private tenancies become periodic regardless of the original agreement.
  • Existing agreements do not need replacement, but landlords must issue a Government Information Sheet by 31 May 2026.
  • All new tenancies must receive a Written Statement of Terms including:
    • Parties to the agreement
    • Property details
    • Financial terms
    • Notice rules
    • Safety obligations
    • Pet rights
    • Repair responsibilities
    • Deposit information

5. Rent Increases & Rent in Advance

  • Rent Increases:
    • Permitted only once per year.
    • No increase within the first year of a tenancy.
    • The new Form 4A Section 13 process must be used.
    • Tenants may challenge increases at the First-tier Tribunal based on open market rent.
  • Rent in Advance:
    • Landlords cannot require more than one month’s rent in advance.
    • Pre-Act clauses requiring more become unenforceable after 1 May 2026.

6. Pets

  • Tenants have the right to request permission for pets.
  • Landlords cannot unreasonably refuse.
  • Reasonable refusal examples: allergies, property size, illegal pets, lease restrictions.
  • Landlords must respond within 28 days.
  • Pet deposits are not permitted.

7. Anti-Discrimination, Rental Bidding & Advertising

  • Discrimination Ban:
    • Illegal to refuse tenants with children.
    • Illegal to refuse tenants receiving benefits.
    • Mortgage or lease clauses restricting such tenants become void.
  • Rental Bidding:
    • Cannot request or accept rent above advertised amount.
    • Advertised rent must be a single fixed figure.

8. PRS Landlord Ombudsman & Database

  • Ombudsman:
    • Mandatory landlord membership from 2028.
    • Tenants may complain about landlord behaviour or failures.
    • Landlords cannot complain about tenants through the Ombudsman.
    • Agents cannot market property if landlord is unregistered.
  • PRS Database:
    • Phased rollout from late 2026.
    • All landlords must register themselves and their properties.
    • Certain details publicly accessible in line with GDPR.

9. Awaab’s Law for the Private Rented Sector

  • Extends urgent repair obligations to the private rented sector.
  • Proposed timescales may include:
    • Emergency hazards fixed within 24 hours.
    • Significant hazards addressed within 10 working days.
  • Formal consultation expected in 2026.

10. Enforcement & Penalties

  • Civil Penalties (up to £7,000):
    • Failure to provide required notices or statements.
    • Misuse of possession grounds.
    • Claiming fixed terms still exist.
    • Failure to issue the Information Sheet.
  • Criminal Offences (up to £40,000):
    • Re-letting within 12-month restricted period after Grounds 1 or 1A.
    • Knowingly misusing possession grounds.
    • Repeat breaches.
    • Providing false information to the PRS Database.
  • Rent Repayment Orders:
    • Extended to misuse of eviction grounds, failure to register, marketing while restricted, and related breaches.
    • Maximum penalty increased to 24 months’ rent.

Cambridge Property Lettings remains committed to guiding landlords through the transition to the Renters’ Rights Act 2025, ensuring compliance while protecting your investment.

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