Three Months After the Renters’ Rights Act: A Practical Check-In for Landlords
The Renters’ Rights Act for landlords stopped being a future concern on 1 May 2026. Its first major changes are now part of day-to-day property management in England, affecting tenancy structures, rent increases, advertising, pets and possession.
During the initial changeover, many landlords focused on the immediate deadlines. A few months later, it is a good time to check whether the new processes are working properly in practice.
This is not about creating unnecessary paperwork. It is about making sure the way your property is managed now matches the law, and that the records you may need later are clear and easy to find.
Is Your Tenancy Paperwork Working Under the New System?
Existing assured short hold tenancies became assured periodic tenancies on 1 May 2026. New assured tenancies also operate on a rolling basis rather than having a fixed end date.
For most landlords with an existing written tenancy agreement, there was no requirement to issue a completely new agreement. However, the government’s Renters’ Rights Act Information Sheet needed to be supplied to relevant existing tenants by 31 May 2026.
Where a tenancy had been agreed entirely verbally, the landlord needed to provide written information setting out the key terms.
Keep copies showing what was provided, when it was provided and which version was used. Store tenancy documents, information sheets and covering correspondence together.
Renters’ Rights Act Rules for Advertising a Property
The new rules have changed how rental properties must be advertised.
A written property advert must include a specific asking rent. A landlord or letting agent cannot advertise a price range, encourage prospective tenants to offer more or accept an offer above the advertised rent.
These rules apply not only to property portals, but also to written adverts on social media and in emails, text messages or direct messages.
This makes the initial rental valuation more important. The asking rent needs to reflect the property, its condition and the local market before the advert goes live. It is no longer sensible to advertise low and expect competition between applicants to establish the final figure.
Landlords should also remember that rent cannot be requested or accepted before the tenancy agreement has been signed, and the amount requested in advance is generally limited to one month’s rent.
Review How You Handle Rent Increases
For an assured periodic tenancy, rent can normally only be increased once a year. It cannot be increased during the first year of a new tenancy. The landlord must use Form 4A and give the tenant at least two months’ notice.
Even where the landlord and tenant have discussed and informally agreed an increase, the correct statutory process still needs to be followed.
It is also sensible to keep evidence supporting the proposed rent. A tenant can ask the First-tier Tribunal to consider whether an increase is above the open market rent.
A regular rental review can help landlords avoid leaving the rent unchanged for several years and then attempting a sudden, difficult-to-justify increase.
Are Pet Requests Being Handled Properly?
Tenants can now make a written request to keep a pet, and landlords cannot refuse without a fair reason.
Once a request is received, the landlord generally has 28 days to respond in writing. Further information can be requested where it is genuinely needed, such as the type, size or needs of the animal.
Each request should be considered individually. There may be reasonable grounds for refusal, such as the property being unsuitable for a large animal, another resident having a serious allergy or restrictions contained in a superior lease.
Leasehold landlords should check whether freeholder consent is required and keep evidence of any steps taken to obtain it.
A simple written process helps: record the request, the information considered, the decision and the reason supplied to the tenant.
Possession Now Depends More Heavily on Good Records
Section 21 can no longer be used for possession action started after 1 May 2026. A landlord must have a valid legal ground and use the relevant Section 8 process.
The exact notice and evidence required will depend on the ground being used. Deposit protection, rent statements, inspection notes, repair correspondence and records of antisocial behaviour can all become significant if a tenancy encounters difficulties.
Landlords should avoid waiting until a problem becomes serious before organising the file. A clear record created as events happen is far more useful than trying to reconstruct months of communication later.
Where possession may be necessary, landlords should obtain appropriate legal advice before serving notice.
Prepare for the Next Renters’ Rights Act Phase
The government intends to begin rolling out a mandatory Private Rented Sector Database from late 2026. Landlords are expected to register, pay an annual fee and provide information about themselves, their properties and key safety documents.
The final process and fee will be confirmed closer to launch. However, landlords can prepare by checking that property details, ownership information, gas and electrical safety records and Energy Performance Certificates are current and accessible.
The planned Private Rented Sector Landlord Ombudsman will follow later. The current roadmap anticipates mandatory landlord membership in 2028, subject to the implementation programme.
There is no need to panic about measures that are not yet active. The sensible approach is to keep reliable records and respond to confirmed requirements as official guidance is published.
A Practical Landlord Check-In
- Current tenancy documents and evidence that required information was supplied
- Deposit protection and supporting records
- Safety certificates and expiry dates
- The date of the most recent inspection
- Outstanding repairs or tenant concerns
- The date and method of the last rent increase
- Any pet requests and written responses
- Whether correspondence and evidence are stored in one place
Support for Landlords Across South Devon
The Renters’ Rights Act has increased the importance of consistent processes, accurate documents and informed decision-making.
Some landlords will want a fully managed service, while others are comfortable handling the tenancy but need support with particular stages, such as marketing, referencing, inspections, inventories or tenancy documentation.
Bright Star Lettings offers flexible support to landlords across Torbay, Teignbridge and the South Hams. To discuss your property, request a rental valuation or explore the right level of support, call 01803 226400 or email info@brightstarlettings.co.uk.
This article provides general information and should not be treated as legal advice. Landlords dealing with a possession case or specific legal dispute should seek advice appropriate to their circumstances.