Renter's Rights Act: What do landlords need to know?

We now have an implementation date for the Renter’s Rights Act (RRA) 1^st May 2026

The new rules will apply to new and existing tenancies from day one with all Assured Shorthold Tenancies (ASTs) converting to Assured Tenancies (AT) and all fixed terms becoming periodic.

So, what do Landlords need to do now? Don’t panic, get organised!

FAQs

Q: Will I be able to get my property back?

A: Yes. The section 21 no-fault notice may be going away, but Section 8 is here to stay and is being extended. You will still be able to regain possession for things like rent arrears, anti-social behaviour, to sell or for you to move back into.

Q: Will my Tenant be able to leave at any time?

A: No. Whilst all tenancies will now be periodic, a Tenant still has to give 2 months’ notice from the rent due date. In practice, very few Tenants move into a property and ask to move straight back out again.

Q: Will I be able to increase the rent?

A: Yes. You will hear headlines about rent reviews being scrapped but this is not the case. The mechanism for carrying out rent reviews is being changed. You will now need to serve a Section 13 notice, not rely on a rent review clause in the contract. Our advice would be to look at whether a rent review is due now. After 1^st May 2026, rent reviews can be done once every 12 months.

Q: Do I have to let the Tenant move in without paying any upfront monies?

A: No. You can still take a holding deposit and the deposit for the property. You cannot take any rent until the Tenancy Agreement has been signed. In practice, this is usually done days or weeks ahead of the commencement date and the rent can then be taken

Q: Can I take rent in advance?

A: To be confirmed. The Government had initially said no to any rent in advance but have faced backlash for campaign groups as rent in advance is often used as a tool to help a Tenant get a property. By banning this practice, it could actually stop Tenants getting properties. The feeling at the moment is that a Landlord cannot ask for rent in advance, but the Tenant could offer it if it fits with their financial circumstances.

Q: Will I have to sign a new Tenancy Agreement for my current Tenant after 1^st May?

A: No. The Government has said all existing Tenancy Agreements will automatically convert so there is no need to sign a new one. There will be documents that must be served on the Tenant which are yet to be released. All Tenancy Agreements must be in writing, so now is a good time to check you have a written agreement (not just verbal).

For our managed MMP Landlords, please feel free to get in touch with any questions and to discuss any aspects of the RRA.

For any non-managed Landlords, MMP could help get you prepared and keep you compliant under our management service. If you would like to learn more about this service, get in touch with a member of our team today.

Contact our Lettings Team

Read the full update