Preparing for the Renters' Rights Act

From 1 May 2026, the way private renting works in England will change. These changes come from the Renters’ Rights Act 2025.

The Act is designed to give tenants more security and improve standards in rented homes, while still allowing landlords to manage their properties lawfully and fairly.

Our guidance is designed to help you understand how the reforms will affect you as a landlord in Brent, what is changing and how you can prepare.

This advice is for general information only. It does not replace the law or independent legal advice.

Why the law is changing

The private rented sector has changed over time, but the legal framework has not always kept pace. The Renters’ Rights Act aims to create a system that is clearer, fairer and more consistent for both landlords and tenants.

For landlords, the focus is on transparency, good management and clear processes. For tenants, the focus is on stability, safety and fairness.

Preparing early will help you avoid disruption and continue letting your property with confidence.

When the changes take effect

The main changes start on 1 May 2026. This is known as phase 1 of the Act.

Further changes will follow later in 2026 and beyond. These include a national landlord register and a new landlord ombudsman service. We will update this page as more detail becomes available. 

As part of the Renter Rights’ Act, the following changes will come into force for Landlords on 1 May 2026. As a landlord, it is important that you understand the new rules for tenancy agreements and how they affect you.

If a letting agent acts on your behalf, then they will need to follow these rules too.

An end to “no fault” evictions

From 1 May 2026, landlords will no longer be able to use Section 21 to end a tenancy without giving a reason.

This means that to regain possession of a property, you will need to rely on a legal possession ground set out in law. These grounds already exist and cover situations such as serious rent arrears, antisocial behaviour, selling the property, or moving in yourself or a close family member where allowed.

In practice, this change places greater importance on using the correct process and keeping clear records. If a case goes to court, you may need to show evidence to support your claim.

A move to periodic tenancies

Most assured tenancies will become periodic tenancies. This means they will no longer have a fixed end date.

Existing assured shorthold tenancies will automatically convert to this new system when the law changes. In most cases, you will not need to issue a completely new tenancy agreement, but you may need to provide tenants with updated written information about their tenancy.

Tenants will be able to end a tenancy by giving at least two months’ notice. Landlords will no longer be able to rely on the end of a fixed term to regain possession.

Grounds for possession

You will still be able to regain possession of a property if you have a valid reason, but you will need to explain why and follow the correct process.

This could include situations like:

• a tenant not paying rent for a long time
• serious antisocial behaviour
• selling the property
• moving into the property yourself, or letting a close family member move in (where the law allows)

Different reasons have different notice periods and rules, so it’s important to understand what applies and keep clear records in case you need them..

Changes to rent and advertising

Advertising rent

From May 2026, landlords and letting agents must advertise a clear asking rent for a property. You must not encourage or accept offers above that amount.

This is intended to make the rental market fairer and more transparent.

Increasing rent

Rent increases will continue to be allowed, but under clearer rules.

In most cases, rent can only be increased once in a 12 month period and at least two months’ notice must be given using the correct legal process. Tenants will be able to challenge increases they believe are above the market rate.

Rent in advance

The rules around rent in advance will change.

You must not ask for rent before a tenancy agreement is signed. After signing, and before the tenancy starts, you can usually ask for no more than one month’s rent in advance. Rent should then be paid at regular intervals during the tenancy.

Fair access to renting

The Act strengthens protections against rental discrimination.

Landlords and agents must not refuse tenants simply because they receive benefits or have children. Each application should be considered fairly, based on the individual’s circumstances and whether the property is suitable.

Requests to keep a pet

Tenants will have a legal right to ask, in writing, to keep a pet.

As a landlord, you must consider each request on its own merits and respond in writing within 28 days. If you need more information, you can ask for it, but you must still respond within the legal timescale.

If you refuse a request, you must give a clear and lawful reason.

Stronger enforcement and compliance

Local councils will have stronger powers to investigate and enforce the law.

This includes requesting information, issuing civil penalties, and using rent repayment orders in a wider range of cases. Keeping your records organised and up to date will help you respond quickly if you are contacted.

Read the full guidance for more detailed information 

As a landlord, it’s your responsibility to understand the new rules and what they mean for you.

Although the law does not start until May 2026, there are practical steps you can take now to ensure you’re compliant with the new rules when it comes into effect.

Review your tenancy paperwork

• Check your tenancy agreements and templates
• Make sure your documents reflect the new tenancy system
• Fixed end dates will no longer apply for most assured tenancies

Review how you manage possession

• You will no longer be able to use “no fault” eviction
• You will need a valid legal reason and evidence
• Make sure your records are clear and up to date

Check how you set and increase rent

• You must advertise a clear asking rent
• You must not accept or encourage bidding above that rent
• Rent increases will follow new legal steps and timeframes

Check your tenant selection practices

• Remove the use of any blanket rules such as “no benefits” or “no children”
• Assess applicants fairly based on their circumstances and the property

Put a clear process in place for pet requests

• Tenants will have a right to ask to keep a pet
• You must respond in writing within set timescales

Keep compliance records organised

Make sure you can easily provide:

• licences
• gas safety records
• EPCs
• electrical safety reports
• deposit protection details
• repair and inspection history

Know Brent’s local requirements

National law does not replace local rules. You must still comply with Brent’s licensing and housing standards.

Download gov.uk’s simple checklist to help you prepare

After the first phase of changes, further reforms are expected towards the end of 2026. These include:

National landlord register

A new national database will be introduced.

Landlords will be required to:

• register themselves
• register the properties they rent out

The rollout will be phased across England. Failure to register may result in fines and enforcement action.

Landlord Ombudsman Service

A new free independent ombudsman will be set up handle tenant landlord disputes.

It will provide mandatory membership for landlords and aims to resolve issues more quickly without costly court action.

Further changes to improve conditions in the private rental sector are expected in 2027. These include:

• introducing the Decent Homes Standard to private rented homes
• extending Awaab’s Law to private renting

These changes are intended to improve safety, health and quality across the sector and will be informed following public consultations.

Alongside the Renters’ Rights Act, there are also plans to improve the Housing Health and Safety Rating System. This is to better assess health and safety risks in homes and make it more efficient and easier to understand.

Brent is committed to working with landlords, letting agents and residents to support safe, secure and well managed homes.

As the Renters’ Rights Act is introduced, we will continue to update our guidance so you can understand what is changing and how to prepare.

Further guidance on the Renters’ Rights Act

You will find detailed national guidance on the Renters’ Rights Act, including what is changing and what landlords need to do, on the Ministry of Housing, Communities and Local Government’s Changes to Private Renting pages.

These guides explain the new rights and responsibilities for landlords and tenants and will be updated as the law is implemented.

Useful guides include:

• Renters' Rights Act: an overview for landlords
• Guide to the Renters' Rights Act
• No fault evictions to end by May 2026
• Renters Rights Act 2025
• If a tenant wants a pet to live with them
• Renting is Changing - New Rights and Responsibilities for Landlords
• Guidance for lettings professionals on consumer protection law
• Tenancy Agreements: Information Sheet

Landlords duties in Brent

The Renters’ Rights Act does not replace existing local housing duties.

Landlords in Brent must continue to comply with local property licensing requirements and housing standards. This includes selective licensing and HMO licensing schemes operated by the council.

A new Additional HMO licensing scheme came into force on 2 February 2026.

You should:

• check whether your property needs a Brent licence
• make sure all licence conditions are met
• continue to meet Brent’s housing standards and safety requirements

Brent’s website provides access to licensing services, guidance, and support for landlords operating in the borough.

Find out more:

• Brent landlord hub
• Property licensing in Brent
• Report overcrowding or unlicensed properties
• Landlord accreditation