The landscape of the private rented sector is undergoing its most significant transformation in decades. As we move into 2026, the full implementation of the Renters’ Rights Act has introduced a new set of rules that every property owner must understand to remain compliant. This Renters Rights Act guidance is designed to help you navigate these changes, ensuring that your investment remains secure while providing high-quality housing for your tenants. At Ethical Lettings, we have been closely monitoring these developments to provide our landlords with the most up-to-date and practical advice. The shift from fixed-term tenancies to a purely periodic system is now the law of the land, and understanding how to operate within this new framework is essential for your success.
The primary aim of the legislation is to create a fairer and more stable rental market. By ending “no-fault” evictions and introducing a unified Decent Homes Standard, the government is raising the bar for property management across the United Kingdom. For many landlords, this means moving away from the “set and forget” mentality of the past and adopting a more proactive, professional approach. This Renters Rights Act guidance focuses on the practical steps you need to take today to protect your business. From the new rules on rent increases to the mandatory registration on the Private Rented Sector Database, there is a lot to cover. Ethical Lettings is here to simplify these complexities, providing you with the peace of mind that comes from expert management.
The End of Section 21 and the Rise of Periodic Tenancies
The most high-profile change brought about by the Act is the total abolition of Section 21 “no-fault” evictions as of 1 May 2026. This means you can no longer end a tenancy without a specific, legally valid reason. To help you adjust, this Renters Rights Act guidance highlights the new, strengthened grounds for possession under Section 8. Landlords can still regain their property if they intend to sell, move back in themselves, or if the tenant is in significant rent arrears. However, these grounds now require more rigorous evidence and longer notice periods, making it vital to keep meticulous records of all communications and property inspections from the very start of a tenancy.
Accompanying the end of Section 21 is the transition of all tenancies to a periodic, rolling monthly structure. Fixed-term Assured Shorthold Tenancies (ASTs) are now a thing of the past. This change gives tenants the right to give two months’ notice to leave at any point, which can increase the risk of unexpected void periods. Our Renters Rights Act guidance for landlords emphasizes the importance of tenant retention in this new environment. By providing a high-quality home and responsive management, you can encourage long-term stays. Ethical Lettings excels in this area, using our tenancy support team to build strong relationships with residents, which naturally leads to more stable and predictable income for our landlords.
The new system also changes how you communicate with your tenants at the start of a move-in. Landlords are now legally required to provide a written statement of terms and the government-produced “Renters’ Rights Act Information Sheet 2026” by 31 May 2026 for all existing tenancies. Failing to provide these documents can prevent you from using any grounds for possession in the future. Part of our Renters Rights Act guidance is a reminder that Ethical Lettings handles all this paperwork for you. We ensure that every notice is served correctly and that all digital records are up to date, shielding you from the administrative traps that can catch out self-managing owners.
New Rules for Rent Increases and Bidding Wars
The way rent is managed has also seen a major overhaul to prevent unfair hikes and “rental bidding wars.” Under the current Renters Rights Act guidance, rent increases are limited to once per year and must be served using a statutory Section 13 notice with at least two months’ notice. Contractual rent review clauses are now “of no effect” and cannot be used to bypass this process. Furthermore, tenants have the right to challenge any increase they believe is above the market rate through a first-tier tribunal. This makes it more important than ever to set a fair, evidence-based rent from the outset to avoid costly legal disputes and potential rent freezes.
Rental bidding wars, where prospective tenants are encouraged to offer more than the advertised price, have been strictly banned. As a landlord, you must advertise a specific rent and you are prohibited from accepting any offer above that figure. This Renters Rights Act guidance notes that local authorities can now issue fines of up to £7,000 for breaches of these bidding rules. Ethical Lettings helps you stay on the right side of this law by providing accurate market valuations based on real-time data in Surrey and South West London. We ensure your property is priced correctly to attract high-quality tenants without ever putting you at risk of enforcement action.
The legislation also mandates that landlords cannot ask for more than one month’s rent in advance. This is designed to make renting more accessible and to prevent “price-gouging” at the start of a tenancy. While this might feel like a reduction in your initial security, our Renters Rights Act guidance suggests that the overall professionalisation of the sector will lead to more reliable tenants in the long run. At Ethical Lettings, we mitigate this risk through our robust vetting processes and our guaranteed rent scheme, which ensures your income is protected even if the tenant faces financial difficulties. We provide the financial cushion you need in a market that is becoming increasingly regulated.
The Decent Homes Standard and Awaab’s Law
For the first time, the Decent Homes Standard has been extended from the social sector to the private rented sector. This means your property must meet a clear set of safety and quality benchmarks to be legally let. Our Renters Rights Act guidance on property standards is simple: your home must be free from Category 1 hazards, be in a reasonable state of repair, and provide modern facilities. The Housing Health and Safety Rating System (HHSRS) has been updated to focus on 29 specific hazards, including damp, mould, and excess cold. Local authorities now have the power to issue civil penalties of up to £40,000 for serious failures in these areas.
Awaab’s Law has also been extended to private landlords, requiring them to investigate reported hazards within 14 days and begin repairs within a further 7 days. This Renters Rights Act guidance emphasizes that “emergency” repairs, particularly those affecting health and safety, must be addressed within 24 hours. This level of responsiveness is difficult for many individual landlords to manage alone. Ethical Lettings provides a solution by using a 24/7 maintenance reporting system and a network of vetted local contractors. We ensure that every repair is logged, tracked, and completed within the legal timeframes, protecting you from the risk of heavy fines and rent repayment orders.
Thermal comfort is a key pillar of the new standards. By 2030, all privately rented homes are expected to meet a minimum EPC rating of C. While that deadline is a few years away, the current Renters Rights Act guidance suggests that the most successful landlords are starting their upgrades now. Improving insulation and heating systems not only ensures compliance but also makes the property more affordable for tenants, reducing the risk of arrears. Ethical Lettings can help you review your property’s current energy performance and create a cost-effective plan for improvements, ensuring your asset remains a “decent home” in the eyes of the law for years to come.
Mandatory Registration and the PRS Ombudsman
One of the most significant administrative changes is the introduction of the Private Rented Sector Database. Every landlord in England will eventually be required to register themselves and their properties on this new national portal. This Renters Rights Act guidance points out that marketing a property without an active registration will soon become a finable offence. The database will serve as a central hub for compliance, where local authorities and tenants can verify that a property meets all safety and energy standards. We take the lead in managing this digital registration for our landlords, ensuring that your portfolio is always visible and compliant on the national stage.
In addition to the database, joining the new Private Rented Sector Ombudsman will become mandatory for all landlords. This service is designed to resolve tenant complaints quickly and fairly without the need for expensive court proceedings. Our Renters Rights Act guidance highlights that the Ombudsman can make binding decisions and award compensation to tenants if a landlord is found to be at fault. While this might sound daunting, it is a positive step toward a more professional sector. Ethical Lettings acts as your first line of defence, resolving issues through our proactive management and tenancy support before they ever need to be escalated to an Ombudsman.
The role of the local authority has also been greatly expanded. Councils now have stronger enforcement powers and can keep the revenue from civil penalties to fund further inspections. This Renters Rights Act guidance is a reminder that the “rogue” landlord is being squeezed out, leaving more space for professional, ethical owners to thrive. By partnering with Ethical Lettings, you are aligning yourself with a social enterprise that is already operating at the highest level of compliance. We don’t just follow the rules; we help set the standard for what ethical property management should look like in 2026. Our expertise is your greatest asset in a world of increasing accountability.
Why Ethical Lettings is Your Best Partner
Navigating the 2026 reforms can be an overwhelming task, but you don’t have to do it alone. This Renters Rights Act guidance has outlined the major shifts, but the day-to-day implementation requires constant vigilance and expertise. Ethical Lettings offers a full-service management model that is tailor-made for the new era of periodic tenancies and high standards. We handle the transitions, the compliance, and the tenant relationships so that you can enjoy the benefits of property ownership without the stress. Our award-winning service is based on over a decade of experience in the Surrey and South West London markets, providing stability in a time of change.
Our guaranteed rent scheme remains the most effective way to de-risk your investment under the new laws. In a market where tenants can leave with short notice and “no-fault” evictions are gone, having a guaranteed income is a game-changer. This Renters Rights Act guidance suggests that the financial certainty we provide is more valuable than ever. We become your tenant, providing you with a fixed monthly payment regardless of what happens with the sub-tenants. We absorb the risks of voids and arrears, giving you a truly passive income stream. This allows you to focus on your other priorities while we ensure your property is a safe, ethical, and high-performing home.
As a social enterprise, we are uniquely positioned to help you meet the social spirit of the new Act. We believe in providing homes that people are proud to live in, and we work hard to support both our landlords and our residents. By choosing Ethical Lettings, you are choosing a partner that values transparency, integrity, and social impact. We are here to guide you through every step of the 2026 changes, ensuring that your property remains a source of pride and profit. Contact our Godalming office today for a free consultation and see how our guidance can be put into action for your portfolio.
Frequently Asked Questions About Renters Rights Act Guidance
Can I still evict a tenant if they are not paying rent?
Yes, you absolutely can. While Section 21 has been abolished, the Renters Rights Act clarifies that you can still use Section 8 grounds for possession. If a tenant is in at least two months of rent arrears, you can serve a notice. The Act has actually strengthened some of these grounds to ensure that landlords can still regain their property when a tenant is at fault. Ethical Lettings manages this entire process for our clients, ensuring that all notices are legally sound and served promptly to minimize any loss.
How do periodic tenancies affect my mortgage or insurance?
Most lenders and insurers have updated their products to align with the 2026 Renters Rights Act guidance. Since all tenancies are now periodic by law, the “fixed-term” requirement that used to be common in many policies has been replaced. However, it is always wise to check with your specific provider. Ethical Lettings works with several specialist partners who understand the new periodic model, and we can help you ensure that your coverage remains valid and competitive under the new rules.
What is the Private Rented Sector Database?
The database is a new national register where every landlord and every rental property must be listed. The Renters Rights Act guidance explains that it is designed to increase transparency and help local authorities track compliance. You will need to upload your contact details and evidence that your property meets safety standards. Ethical Lettings handles the registration and ongoing management of the database entries for our landlords, ensuring that your properties are always legally “marketable” and compliant.
Do I have to allow pets in my rental property?
The Act states that tenants have a right to request a pet and that you cannot “unreasonably” refuse. However, this Renters Rights Act guidance notes that you can require the tenant to have insurance to cover any potential damage caused by the animal. You can also refuse if the property is unsuitable (for example, a small flat with no garden for a large dog). Ethical Lettings helps you assess these requests on a case-by-case basis, ensuring a fair outcome that protects the condition of your property.
Is the Decent Homes Standard mandatory for everyone?
Yes, it is now a mandatory requirement for all private rental properties. This Renters Rights Act guidance highlights that failing to meet the standard can lead to significant fines and legal action from local authorities. The goal is to ensure every tenant has a home that is safe, warm, and in good repair. Ethical Lettings conducts regular inspections and manages all necessary repairs to ensure your property not only meets but exceeds these standards, protecting your investment and your tenants’ well-being.
