The Renters’ Rights Act
Last reviewed: 10 September 2026
The Renters’ Rights Act represents the most significant reform to private rented sector legislation in decades. It affects tenancy structures, possession procedures, rent review processes, deposit rules, and compliance obligations for every landlord and agent in England.
This guide explains the key changes and what they mean for landlords with properties managed by Oyster Properties.
The main private-rented-sector tenancy reforms under the Renters’ Rights Act came into force on 1 May 2026 and apply to most new and existing assured tenancies in England. Other measures, including the PRS Database and PRS Landlord Ombudsman, are being introduced in later phases.
Tenancy Structures
The Act ended fixed-term assured tenancies in the private rented sector. Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. Existing written tenancy agreements did not need to be replaced simply because of the change. For most existing written tenancies, landlords or their agents were required to provide the government’s Renters’ Rights Act Information Sheet by 31 May 2026, subject to the transitional rules.
New assured tenancies created from 1 May 2026 are periodic from the outset. Landlords can no longer create 6- or 12-month fixed assured tenancies. Tenancies continue periodically until the tenant ends the tenancy or the landlord obtains possession using a valid statutory ground.
Tenants normally give at least 2 months’ written notice, ending on a rent day or the day before, unless a shorter period is agreed in writing.
Possession Grounds
Section 21 no-fault eviction has been abolished. Landlords must rely on a valid Section 8 ground and follow the correct notice and court process.
Key grounds for private landlords include:
- Ground 1 — landlord or close family member intends to occupy: 4 months’ notice; the tenant benefits from a 12-month protected period at the start of the tenancy.
- Ground 1A — landlord intends to sell: 4 months’ notice; the same 12-month protected period applies. A 12-month restricted period also applies after relying on Grounds 1 or 1A.
- Ground 8 — serious rent arrears: at least 3 months’ arrears where rent is monthly, or 13 weeks where rent is weekly or fortnightly, both when notice is served and at the hearing; 4 weeks’ notice.
- Ground 14 — anti-social behaviour: proceedings can begin immediately after notice is served; this is a discretionary ground.
- Ground 12 — breach of tenancy terms (other than rent): 2 weeks’ notice.
- Ground 13 — deterioration of the property caused by the tenant: 2 weeks’ notice.
- Ground 17 — tenancy obtained by a knowingly or recklessly false statement: 2 weeks’ notice.
The correct ground and notice period depend on the facts of each case. Landlords should take advice before serving notice.
Rent Reviews
Landlords can normally increase the rent only once a year and cannot increase it during the first year of a new tenancy. From 1 May 2026, rent increases in the private rented sector must use Form 4A under the Section 13 process, with at least 2 months’ notice. Tenants can challenge a proposed increase at the First-tier Tribunal if they believe it is above the open-market rent.
Oyster Properties manages the statutory rent-review process for managed properties.
Pets
Tenants can request permission to keep a pet in writing. Landlords cannot unreasonably refuse the request. A written response is normally required within 28 days, with limited extensions where further information, superior-landlord consent or an agreed extension is needed. If a request is refused, the reason should be given in writing.
Oyster Properties handles pet requests through a structured application process and records the landlord’s decision and any lawful conditions clearly.
Application Assessments & Referencing
The Act prohibits discriminatory practices against prospective tenants because they have children or receive benefits. Referencing can still use objective and consistently applied affordability, credit and tenancy-history criteria.
Oyster Properties uses HomeLet for tenant referencing and Goodlord for digital tenancy agreements and tenancy setup.
Deposits
The Renters’ Rights Act did not change the tenancy deposit cap. The cap remains five weeks’ rent where annual rent is under £50,000 and six weeks’ rent where annual rent is £50,000 or more. Existing deposit-protection and prescribed-information requirements continue to apply, including protection in an approved scheme within 30 days of receipt.
Further Phases
The main tenancy reforms came into force on 1 May 2026, but further parts of the Act are still being implemented. The government’s roadmap says the PRS Database will begin rolling out from late 2026. Registration will become mandatory for private landlords as the relevant provisions are commenced.
The PRS Landlord Ombudsman is a separate future requirement for landlords. It is not the same as the existing redress schemes for letting agents and property managers. Oyster Properties is already a member of The Property Ombudsman as an agent.
For new tenancies created from 1 May 2026, landlords must provide the prescribed written information about the tenancy. For most existing written tenancies that transitioned on 1 May 2026, the official Renters’ Rights Act Information Sheet had to be provided by 31 May 2026, subject to transitional rules.
What Oyster Properties Is Doing
Ahead of 1 May 2026, Oyster reviewed its managed portfolio and updated its agreements, processes, documentation and systems for the new tenancy regime. We continue to review our procedures as further phases of the Act are implemented. Landlords on our managed services are kept informed of changes affecting their properties.