The Renters’ Rights Act is one of the biggest changes to renting in England for years.
It affects rental property owners, residents and letting agents, changing how rental agreements work, how rent can be increased, how notice is served, how pets are handled, and how owners can regain possession of a rental home.
For overseas owners, an important point to note is that if you live abroad, you must have a UK-based managing agent in place.
Below, we have answered the key questions clearly and practically, with a short note for both owners and residents under each one.
1. Does the Renters’ Rights Act apply to existing rental agreements?
Yes. The Renters’ Rights Act applies to existing and new rental agreements.
From 1 May 2026, most private rental agreements in England moved to the new assured periodic system. In simple terms, this means most fixed-term arrangements became rolling agreements.
For owners:
Review your current paperwork. Do not rely on old fixed-term wording, old break clauses or old rent review clauses without checking how the new rules affect them.
For residents:
Your agreement has not disappeared, but the way it works has changed. You now have more flexibility, but you still need to give proper notice if you want to leave.
2. What happens to fixed-term rental agreements?
Most fixed-term rental agreements no longer operate in the same way. They have moved to rolling periodic agreements, which means there is no longer a fixed end date in the traditional sense.
For owners:
Do not assume a resident is tied in until the original fixed-term end date. If you were relying on a fixed end date, break clause or rent review clause, take advice before acting.
For residents:
You may have more flexibility than before, but you still need to follow the correct notice process and keep paying rent until your agreement legally ends.
3. Can Section 21 still be used?
No. Section 21, often known as “no-fault eviction”, can no longer be used.
Owners now need to rely on a valid possession ground if they want to regain possession of their property.
For owners:
You must have a legal reason and use the correct notice. The route depends on why you need possession, such as selling, moving back in or rent arrears.
For residents:
You can no longer be asked to leave using Section 21. If the owner wants possession, they must give a reason and follow the correct process.
4. Can owners still sell their rental property?
Yes. Owners can still sell their rental property, but the notice process has changed.
If you need the resident to leave because you intend to sell, the relevant route is generally Ground 1A. This usually cannot be used in the first 12 months of the rental agreement, and the owner must give at least 4 months’ notice before applying to court.
There is also an important restriction. If an owner regains possession using the selling ground, they cannot usually re-let or re-market the property for rent for 12 months.
For owners:
Plan early. If you are thinking of selling a rental property in London, speak to your letting agent before serving notice. Once you use the selling ground, you need to be clear that selling is genuinely your intention.
For residents:
The owner can still sell, but they must use the correct process. You should usually receive at least 4 months’ notice if possession is being sought because the property is being sold.
5. If an owner serves notice to sell, can they re-let if the property does not sell?
Not straight away in most cases.
If an owner uses the selling ground to regain possession, they are usually restricted from re-letting or re-marketing the home for rent for 12 months.
For owners:
Do not serve notice to sell unless you are serious about selling. If the market changes or you do not achieve the price you want, you may not be able to simply put the property back on the rental market.
For residents:
If you are asked to leave because the property is being sold, the owner must follow the correct route. There are restrictions designed to prevent the selling ground being misused.
6. Can an owner move back into their rental property?
Yes. If the owner or a close family member needs to move into the property, the relevant route is generally Ground 1.
Like the selling ground, this usually cannot be used in the first 12 months of the rental agreement, and the owner must give at least 4 months’ notice.
For owners:
Make sure the reason is genuine and properly documented. This is a formal legal route, not a casual notice option.
For residents:
An owner can seek possession to move in, or for a close family member to move in, but they must use the correct ground and give the proper notice.
7. What notice does a resident need to give if they want to leave?
Residents usually need to give at least 2 months’ written notice.
The notice should be given properly, usually in writing, and should end on the correct date.
For owners:
You no longer have the same certainty of a fixed end date. Keeping good residents is more important than ever, so communication, maintenance and fair rent reviews matter.
For residents:
Give notice in writing, keep a copy and check the date carefully. Do not assume a quick message or informal conversation is enough.
8. How often can rent be increased?
Rent can usually only be increased once per year.
Owners must use the Section 13 process and give at least 2 months’ written notice using the correct form.
For owners:
Keep a clear record of the last rent increase. Use proper local evidence and make sure the proposed rent reflects the market.
For residents:
You should not face repeated rent increases throughout the year. You should receive proper written notice before any increase takes effect.
9. Does a rent increase have to happen on the anniversary of the rental agreement?
Not necessarily.
The key point is usually when the rent was last increased and whether the correct notice has been served. Rent can generally only be increased once in a 12-month period.
For owners:
Check your records before serving notice. The date of the last increase matters more than the original signing date.
For residents:
Ask for clarity if you are unsure when your rent was last increased. The owner should follow the correct process and give proper notice.
10. Can a resident challenge a rent increase?
Yes. Residents can challenge a proposed rent increase if they believe it is above the open market rent.
The challenge is made through the First-tier Tribunal.
For owners:
Do not guess. Use comparable rental evidence, especially in London where values can vary significantly from street to street.
For residents:
If the increase feels too high, compare it with similar local rental homes and act quickly. There are time limits, so do not ignore the notice.
11. Can residents ask to keep a pet, and can an owner refuse?
Yes. Residents have the right to request permission to keep a pet, and owners must consider the request reasonably.
This does not mean every request must be accepted. A refusal may be reasonable if, for example, the property is unsuitable or the head lease does not allow pets.
For owners:
Consider each request on its own facts and respond in writing. If the property is leasehold, check the head lease before agreeing.
For residents:
Put your request in writing and include practical details, such as the type of pet, size, age and how you will manage any impact on the property.
12. What happens if rent falls into arrears, and which possession grounds apply?
Owners can still seek possession if rent falls into arrears.
The main grounds are usually:
Ground 8: serious rent arrears
Ground 10: some rent arrears
Ground 11: persistent late payment or repeated arrears
For rent arrears grounds, the notice period is generally 4 weeks before the owner can apply to court.
For owners:
Act early. Keep a clear rent statement, communicate in writing and make sure the notice and evidence are accurate.
For residents:
If you fall behind, speak to the agent or owner immediately. Arrears can still lead to possession, so early communication is important.
13. What is happening with rental bidding?
Rental bidding is banned.
Owners and agents must advertise the asking rent and cannot invite or encourage offers above that figure.
For owners:
Set the advertised rent carefully from the start. You cannot rely on competitive bidding to push the rent higher.
For residents:
You should not be asked to bid above the advertised rent. The advertised rent should be the price the property is offered at.
14. Will owners have to join an Ombudsman?
Yes. A new Ombudsman scheme is being introduced as part of the wider reforms.
It is designed to give residents a clearer route for complaints and to help resolve disputes without every issue needing to go to court.
For owners:
Good record-keeping will matter. Keep maintenance logs, communication records and evidence of how complaints have been handled.
For residents:
The Ombudsman is intended to provide a clearer route if a complaint cannot be resolved directly with the owner or agent.
15. Is there new information that must be given to residents?
Yes. For most rental agreements that started before 1 May 2026, owners need to provide the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026.
This can usually be provided digitally or on paper.
For owners:
Do not miss this requirement. Serve the correct information sheet and keep proof that it was given.
For residents:
You should receive the official information sheet explaining how the new rules affect your rental agreement.
16. What should owners do now to prepare?
Owners should review their rental agreements, rent review process, possession plans, pet policy, complaint handling, compliance documents and communication records.
The old way of managing rental property is no longer enough.
For owners:
Get organised before you need to act. The biggest mistakes are likely to happen when notice is served, rent is increased or a property is put up for sale without checking the new rules first.
For residents:
Keep copies of notices, emails, rent records and maintenance reports. Good records help both sides avoid confusion.
17. Does the Renters’ Rights Act make it harder to be a rental property owner?
It makes renting more regulated, but it does not stop owners from managing their property properly.
Owners can still increase rent fairly, sell, move back in, regain possession where there is a valid legal reason, and deal with arrears or breaches.
For owners:
The key is process. If the paperwork, notice and evidence are right, you can still protect your investment.
For residents:
The Act gives you more security, but it does not remove your responsibilities. Rent still needs to be paid, the property needs to be looked after and notice must be given properly.
18. Can owners still regain possession of their property?
Yes. Section 21 has ended, but owners can still regain possession using valid legal grounds.
These include selling, moving back in, serious rent arrears, repeated arrears, breach of agreement and other recognised grounds.
For owners:
Choose the correct ground before serving notice. The wrong route can cause delay, cost and frustration.
For residents:
If you receive notice, check the ground being used, the notice period and whether the details are correct.
19. What should residents do if they receive notice?
Residents should read the notice carefully, check the reason given, check the date they are being asked to leave, and seek advice if they are unsure.
A notice does not always mean you have to leave immediately. In many cases, if you do not leave by the notice date, the owner will still need to apply to court.
For owners:
Make sure the notice is correct before serving it. Errors can invalidate the process and cause long delays.
For residents:
Do not ignore the notice. Check it, keep a copy and get advice quickly if anything looks wrong or unclear.
20. What should owners do before serving notice, increasing rent or selling?
Take advice first.
The Renters’ Rights Act has changed the process, the paperwork and the consequences of certain decisions. Acting too quickly can create problems later.
For owners:
Before serving notice, increasing rent or selling a rental property in London, check the correct route, notice period, evidence and any restrictions that may apply afterwards.
For residents:
Ask for everything in writing and keep records. If something does not seem right, seek advice before agreeing or moving out.
Final thoughts
The Renters’ Rights Act gives residents more security and clearer rights, while placing more responsibility on rental property owners to follow the correct process.
Owners can still sell. They can still move back in. They can still increase rent fairly. They can still regain possession where there is a valid legal reason.
But the process now matters more than ever.
At Location Location, we are helping rental property owners understand what the Renters’ Rights Act means in practice, not just in theory.
If you have a rental property in London and want clear advice on how the new rules affect you, speak to our lettings team. A short conversation now could help you avoid a much bigger problem later.
