Private landlord advice

Private landlord advice: Renters’ Rights Act

The Renters’ Rights Act introduces major changes to how private rented homes are let and managed in England. These changes increase protections for tenants and introduce new legal duties for landlords.

Some changes apply from 1 May 2026. Other changes will follow later and are not yet in force.

This page explains:

• what landlords need to do now
• what changes from 1 May 2026
• what is planned for the future

What landlords need to do now

Even before the new tenancy rules start, landlords must continue to comply with existing housing and tenancy law.

You should:

• make sure your property is safe and in good condition
• keep gas, electrical and fire safety requirements up to date
• ensure deposits are protected correctly and prescribed information has been served
• comply with any licensing requirements that apply to your property
• keep clear records of tenancy documents, safety certificates and repair works

Section 21 notices already served

If you have already served a Section 21 notice before 1 May 2026, court action must begin by 31 July 2026 for that notice to remain valid.

If court action does not start by that date, the notice can no longer be relied upon.

What changes from 1 May 2026

From 1 May 2026, the way private rented homes are let will change.

End of Section 21 no fault evictions

Landlords will no longer be able to evict tenants without giving a legal reason.

To regain possession, you must rely on one or more lawful grounds, such as:

• serious rent arrears
• anti social behaviour
• selling the property
• you or a close family member moving into the property

Each ground has its own rules and notice periods.

End of fixed term tenancies

Assured shorthold tenancies and fixed term tenancies are abolished.

All private tenancies become open ended periodic tenancies.

This means:

• tenancies no longer have a fixed end date
• existing tenancies convert automatically
• tenants can leave by giving the required notice
• landlords can only end a tenancy using legal grounds

You must not offer or attempt to grant a fixed term tenancy after this date.

Changes to rent increases

Landlords can only increase rent:

• once in any 12 month period
• using the correct legal process

Any rent review clauses in tenancy agreements will no longer apply.

Tenants have the right to challenge rent increases if they believe the increase is not in line with market rent.

Rental bidding is banned

You must not:

• encourage offers above the advertised rent
• invite tenants to bid against each other
• accept a higher rent than the amount advertised

Limits on rent in advance

Landlords must not ask for or accept more than one month’s rent in advance at the start of a tenancy.

Requests to keep pets

Tenants have the right to request permission to keep a pet.

Landlords must:

• consider the request fairly
• only refuse if there is a valid reason

Information for tenants

Landlords or their managing agents must provide tenants with the government’s official Renters’ Rights Information Sheet.

This must be given to all existing tenants by 31 May 2026.

Failure to provide the information can result in enforcement action.

Planned future changes not yet in force

Some parts of the Renters’ Rights Act will be introduced later. These do not apply yet.

These include:

• a national Private Rented Sector Database where landlords and rented properties must be registered
• a mandatory Private Landlord Ombudsman scheme
• further reforms to housing standards, including damp, mould and energy efficiency

The council will publish further guidance once start dates for these changes are confirmed.

Enforcement in Sandwell

The council has legal duties to protect tenants and improve standards in the private rented sector.

We take a proportionate and risk based approach to enforcement, focusing on:

• serious hazards
• illegal eviction and harassment
• repeat or deliberate non compliance
• poor management of rented properties, including HMOs

Failure to comply with the law can lead to civil penalties, prosecution, or other formal action.