Susie Crolla
Managing Director of the Guild of Letting & Management Ltd
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Webinar originally presented 4 December 2025
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Renting is changing
The Government has published guidance for landlords to help them understand what these changes mean for them and help them comply with the law.
Tenancy agreements and templates
Will we need new tenancy agreements?
The Act replaces assured shorthold tenancies with open-ended periodic tenancies. Agreements must comply with statutory form, prescribed terms and information requirements.
When will template periodic tenancy agreements be available on the Government website?
The Government will provide guidance on the Assured Periodic Tenancy in January 2026.
What notice do I give if I’m not going to offer a new tenancy agreement?
From 1 May 2026 all Assured Shorthold Tenancies will convert to Assured Periodic Tenancies.
Do we have to update all current fixed term tenancy agreements to rolling?
Landlords must provide all existing tenants with a Written Statement of Information. This must be actioned from 1 May 2026 up to and including 31 May 2026.
Do I need to change already signed tenancy agreement? E.g. which starts from January?
Yes. If the tenancy begins before 1 May 2026, the tenant must be provided with a Written Statement of Information.
What does a good template look like for a complaint tenancy agreement under the new law?
The government will issue a template for the Assured Periodic Tenancy and guidance in 2026.
When do existing tenancy agreements have to be updated? E.g. with new break clauses etc?
See above. Break clauses will no longer be relevant for Assured Periodic Tenancies
Will all the new regulations apply to Assured Shorthold Tenancy agreements? My lets are to two-to-three-year PHD students.
Yes. The Renters' Rights Act 2025 will only apply to Assured Shorthold Tenancies and Assured Tenancies.
I understand that the tenancy will be a periodic tenancy. What should be the appropriate length for the original tenancy agreement?
Any tenancy created between now and 30 April 2026 must be a minimum fixed term of six months
I’ve had a long-term tenant and have done annual letting agreements with a defined date. What do I put in my next tenancy agreement?
Tenancy agreements can be created as usual; however, any tenancy created before 30 April 2026 will become an Assured Periodic Tenancy on 1 May 2026.
What adjustments will need to be made to existing tenancy agreements and what would be the best process to achieve a smooth end result?
The Written Statement of Information will provide existing tenants with an outline of new terms. From 1 May 2026 an Assured Periodic Tenancy will be used.
Any update on the tenant’s obligation to keep the property in good order? I’m particularly thinking about adequate heating to prevent mould formation.
The tenancy agreement should provide guidance on how this must be dealt with by tenants.
Our current tenancy agreements are compliant with current regulations and Trading Standards. If we remove the sections stating initial fixed term and reference to Section 21 from these, will they then comply with new requirements?
Yes. The new Assured Periodic Tenancy will comply with existing statutory requirements.
We’re in the process of signing tenancy agreements for students to start next June/July. Will they be able to give two months’ notice to cancel these tenancies before they start? Or is it the first day of the tenancy when they can give notice from?
The Renters' Rights Act 2025 will give tenants the right to serve two months’ notice in writing. This will apply to existing & new tenancies from 1 May 2026.
Pets and restrictions
Allowing animals in Homes of Multiple Occupancy?
This would depend on the landlord taking into consideration other tenants, but it’s unlikely consent would be given.
If tenants already have pets, do they need to get insurance or do something straight away?
The tenants do not need to obtain insurance to cover damage caused by the pet: however, that would be good practice on their part. If an in-situ tenant already has a pet that the landlord is aware, nothing further needs to be actioned.
If a lease says no pets and that’s what people have signed up, how can it be changed?
The freeholder would need to apply to the First tier Tribunal to vary the head lease or instruct solicitors to vary the lease.
What if the management company that owns the freehold of the property doesn’t allow pets?
A head lease that contains a restrictive covenant would mean the landlord can refuse request for a pet.
How do we handle requests for pets? What are reasonable reasons for not allowing certain pets?
The Government has provided clear guidance on what denotes 'reasonable reasons for refusing consent'.
Regarding pets, if the owner is allergic to animals and will be living in the property after the renters leave, can he or she say no to pets?
Yes.
Where a rented property is on a shared ownership site and pets are not allowed on the whole property, will this override the new tenant right to request a pet?
Yes.
If a tenant can have one pet, what is stopping them having having several? Also, if tenants get a pet in a property they have been advised they can’t, such as a leasehold property, what is the remedy for this?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
What action can be taken if neighbours complain e.g. barking?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
There will be some instances where regardless of a tenant having a right to pets, it would be not suitable for all parties, including the welfare of the pets. Can a pet request be challenged in certain scenarios?
For scenerarios like:
- there is no garden for a medium to large sized dog(s)
- the number of occupants to room ratio is already high
- the property owner is allergic to animal fur (cats and dogs), but the pet is a snake or spider
- the number of pets is unreasonable e.g. two+ pets?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
There is no garden for a medium to large sized dog(s), the number of occupants to room ratio is already high, the property owner is allergic to animal fur (cats and dogs), the pet is a snake or spider, the number of pets is unreasonable e.g. two+ pets?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
Won't the size of a small flat determine whether it can be suitable for a pet, e.g. a large dog?
The government provides guidance and signposts landlords to organisations that deal with animal welfare.
If a tenant or prospective tenant wishes to request a pet, can a landlord require Pet damage insurance' or similar?
This would be good practice on the part of a responsible pet owner; however, the landlord cannot insist on this.
How is a pet expected to live comfortably in a property where fire doors must be closed at all times?
This would be good practice on the part of a responsible pet owner; however, the landlord cannot insist on this.
How is a pet expected to live comfortably in a property where fire doors must be closed at all times?
This is something the landlord must consider when making their decision to either grant or refuse consent.
Repairs, standards and responsibilities
What protection is provided for the landlord when the tenant causes excessive damage to the property?
Landlords should ensure they have evidence of the condition pre-tenancy in the format of an inventory and check-in report. Once the tenant takes possession of the property, the landlord should regularly inspect it, noting condition, dilapidations, damage etc. The landlord must also reiterate the tenant's responsibilities, as well as educate the tenant on how to report maintenance and repair.
Regarding the Decent Homes Standard, what protection will there be for landlords where issues like damp and mould are the responsibility of the freeholder and these issues remain unresolved?
The Government will consult for a third time on the Decent Homes Standard in the near future, alongside a consultation on Awaab's Law. Once the results of these consultations are complete, guidance will be published.
Impact in Wales
Do the changes apply in Wales?
Guidance has been published in Welsh relating to some elements of the Renters' Rights Act 2025.
Discrimination and tenant selection
Will reference companies need to update criteria to consider benefits as income?
This point needs to be discussed with the reference companies, landlords and letting agents use, as they all function differently.
Renters' Rights Act and timeline
Can we serve Section 21?
The service of Section 21 should be timed carefully and sit in line with Government guidance. As from 1 May 2026, landlords will not be able to serve a Section 21 notice.
Is it confirmed that Section 21 is still active until 1 May 2026?
The service of Section 21 should be timed carefully and sit in line with Government guidance. As from 1 May 2026, landlords will not be able to serve a Section 21 notice.
When will the modified Section 8 rules be released?
Guidance is available on the Government website.
Is there any indication of when the Renters Rights Act will be implemented?
The Renters' Rights Act 2025 will be implemented in three phases. Phase 1 begins on 1 May 2026. However, please note that the local authority investigatory powers began on 27 December 2025.
If I'm selling my rental property, should I use Section 21 now? What is the latest date I can give Section 21 notice to tenants?
The latest date is 30 April 2026, but please note it would be prudent to take legal advice before doing so, as there are further time constraints landlords will have to adhere to should the tenant not vacate.
What are the stages of the Act and when do they come into place? How will it affect landlords financially? Will it affect the commercial property industry?
The Renters' Rights Act 2025 will be implemented in three phases. Phase 1 begins on 1 May 2026. However, please note that the local authority investigatory powers began on 27 December 2025.
Landlords will be advised of the cost of joining the Landlord Ombudsman Service and registering on the Private Rented Sector Database. The Act only applies to residential Assured Shorthold Tenancies and Assured Tenancies, not commercial.
There are some old rentals (i.e. rented out before 1997) where only Section 8 applies and not Section 21. Will the new grounds in Section 8 now apply to these properties as well?
Yes. The Renters' Rights Act 2025 will apply to all Assured and Assured Shorthold Tenancies. The Act will not apply to commercial lets.
Ending tenancies and evictions
Is it possible to evict tenants who don't pay the rent and how long will it take?
Eviction is a process that will only take place should the tenant fail to adhere to a court order. The Section 8 notice will require a tenant to remedy a breach of contract or adhere to other grounds. In relation to rent arrears, there are three grounds the landlord will be able to rely on - Mandatory Ground 8 and Discretionary Grounds 10 and 11. To rely on Ground 8, the tenant must be three monthly payments in arrears.
Can you confirm where the six-year rule for eviction kicks in and who it applies to in England?
Eviction is a process that will only take place should the tenant fail to adhere to a court order. The Section 8 notice will require a tenant to remedy a breach of contract or adhere to other grounds. In relation to rent arrears, there are three grounds the landlord will be able to rely on - Mandatory Ground 8 and Discretionary Grounds 10 and 11. To rely on Ground 8, the tenant must be three monthly payments in arrears.
How do you evict tenants who were not served all the correct paperwork in a tenancy that you inherited the administration of as heirs/executors?
Eviction is a process that will only take place should the tenant fail to adhere to a court order. The Section 8 notice will require a tenant to remedy a breach of contract or adhere to other grounds. In relation to rent arrears, there are three grounds the landlord will be able to rely on - Mandatory Ground 8 and Discretionary Grounds 10 and 11. To rely on Ground 8, the tenant must be three monthly payments in arrears.
How do you evict tenants who were not served all the correct paperwork in a tenancy that you inherited the administration of as heirs/executors?
Eviction is a process that will only take place should the tenant fail to adhere to a court order. The Section 8 notice will require a tenant to remedy a breach of contract or adhere to other grounds. In relation to rent arrears, there are three grounds the landlord will be able to rely on - Mandatory Ground 8 and Discretionary Grounds 10 and 11. To rely on Ground 8, the tenant must be three monthly payments in arrears.
Once Section 21 is abolished, how can landlords serve notice/evict tenants that are two months behind with rental payments, or those who damage the property and don't look after it?
Eviction is a process that will only take place should the tenant fail to adhere to a court order. The Section 8 notice will require a tenant to remedy a breach of contract or adhere to other grounds. In relation to rent arrears, there are three grounds the landlord will be able to rely on - Mandatory Ground 8 and Discretionary Grounds 10 and 11. To rely on Ground 8, the tenant must be three monthly payments in arrears.
What is the process for no fault evictions within the Renters' Rights Act? How can landlords protect themselves?
A no fault eviction is in fact Accelerated Possession Proceedings. Section 21 is not an eviction notice. The notice itself will be abolished from 1 May 2026 and therefore landlords will have to rely on Section 8 to obtain possession. The landlord must therefore have a reason to obtain possession.
Selling properties
What if I want to sell my properties?
Landlords will have to use Ground 1A of Section 8 if they want to sell their rental properties.
Is a short let allowed after giving notice to sell?
If the property fails to sell, the landlord is restricted from reletting the property 12 months from the date of expiry of the Section 8.
What's the procedure if you want to sell your rental properties?
Take legal advice now and discuss the matter with a very good estate agent.
What are the process changes to yearly rent increases?
Increases will be via Section 13 only, by giving the tenant two months' notice, in line with a rent period.
Can you ask tenants to leave when you need to sell the property? What process do you need to go through?
The landlord will rely on Section 8 Ground 1A. There will be restrictions under this ground.
When Section 21 is abolished, if you want to sell your house but the tenants refuse to leave, where do you stand? Section 8 does not cover just wanting to sell the house.
If the tenant does not vacate when the Section 8 expires, the landlord must take legal advice about whether or not to start court proceedings.
After 1 May 2026, if you wish to sell the property, when in the protected initial 12-month tenancy period can you give the tenant four months' notice to vacate?
On the first day of month 9, to expire at some point in month 13.
If a current landlord gains vacant possession through deciding to sell, is it correct that a purchaser can't let the property for 12 months?
Yes.
With the imminent Renters' Rights Act, can I let my property out for a short term (six months, for example)?
Under the Renters' Rights Act 2025 there will be no minimum rent period.
What if a tenant sublets and overcrowds the property?
The landlord can serve the Section 8 notice under the relevant grounds.
Student lets and Houses in Multiple Occupancies (HMOs)
What is the impact on students lets and HMOs?
Landlords, agents and portfolio managers engaged in student lettings should:
- review all student tenancy documentation to ensure compliance with periodic tenancy requirements from 1 May 2026
- assess whether the Purpose-Built Student Accommodation (PBSA) exemption applies for specific properties to retain academic-cycle fixed terms
- understand the conditions of Ground 4A to ensure lawful and effective possession strategies
What about Purpose Built Student Accommodation?
The Renters' Rights Act 2025 retains an exemption for PBSA: operators who qualify as PBSA can continue to grant common law agreements which will fall outside the Act, therefore allowing them to offer fixed term tenancies in line with an academic.
What about HMOs and student lets?
Student lets will convert to Assured Periodic Tenancies on 1 May 2026.
The Renters' Rights Act 2025 introduces a new mandatory ground for possession under Section 8 Ground 4A.
The ground will be used to allow landlords to regain possession of properties let to students.
What does the landlord do if there is a tenant in an HMO causing issues for other tenants?
The landlord can rely on the relevant grounds of Section 8.
Renters' Rights Act Timelines
When will all the changes take effect?
Local authorities were granted new powers on 27 December 2025. Other elements of the Renters' Rights Act 2025 will be introduced through a phased approach starting 1 May 2026.
When will the modified Section 8 rules be released?
The Government will publish the new Section 8 template along with wording for all new and existing grounds in Spring 2026. Guidance for landlords will also be published.
Is it confirmed that Section 21 is still active until 1 May 2026?
Yes. Section 21 can still be served before 1 May 2026, however, it's important to take independent legal advice before doing so.
How will the Act affect landlords financially?
Landlords will be required to pay for Private Rented Sector Database registration and membership to the Landlord Ombudsman Service. Landlords should also invest in training and ensuring their paperwork and documents are updated.
Miscellaneous
Is there support for private landlords?
The Government has started to publish guidance for landlords.
Will the Act affect the rent a room scheme?
The Renters' Rights Act 2025 changes tenancies in the private rented sector and not properties where landlords who are residents let out a room.
How do I handle a tenant that refuses to pay rent?
The landlord must notify any tenant in breach of their tenancy in writing and follow the statutory steps outlined in Section 8 to deal with arrears.
Can a landlord regain possession of a property to carry out a refurbishment?
The landlord can rely on Ground 6 under Section 8 where significant redevelopment is required. The landlord will need to refer to the guidelines for Ground 6 and adhere to the notice period.
How and when I can increase rent for a tenant in situ?
Rent can be increased annually in line with market rent by giving the tenant two months' notice in line with a rent date. The landlord must use a Section 13 notice to increase rent.
How do I change my fixed term agreement to cover the new rolling term? What do we need to do with current tenancies?
Landlords will be required to serve a Written Statement on all existing tenants and their guarantors.
Guidance will be issued in 2026. This document will be available on the Government website.
When will a Government leaflet be available to send to each tenant?
The How to Rent Guide will be dispensed with, and no new version will be issued by the Government.
What can a landlord do to minimise any potential negative impacts from this new legislation?
Attend webinars, training sessions, invest in updating key documents before 1 May 2026 and carry out a self-audit to ensure that rented properties are compliant.
Can a tenant give notice two months after starting a tenancy (i.e. can you still tie in a tenancy date at all)?
From 1 May 2026, all tenancies will be Assured Periodic and there will be no end date. Tenants, existing and new, can give the landlord two months' notice from 1 May 2026. Such notice is to be served in line with rent date/anniversary date.
When will the landlord be able to give notice if the tenancy has already started when the act comes into play?
The landlord will only be able to rely on a Section 8 notice.
Will all converted Periodic Tenancies for existing tenancies from 1 May 2026 automatically have a minimum of 12 months?
There will be no fixed term tenancies. All tenancies will become Assured Periodic Tenancies from 1 May 2026.
What are typical timelines for serving a Section 8 notice through to the courts?
This very much depends on which part of the country the court is located in.
I currently have an Assured Shorthold Tenancy in place which is due for renewal in May 2026. Do i have to sign a new Assured Shorthold Tenancy or should I just do a rent renew going forward?
There will be no tenancy renewals from 1 May 2026. Landlords must serve a Written Statement to all existing tenants.
If we have an existing tenant that always pays their rent six months in advance, will this stop from 1 May 2026 or will existing rent payment arrangements remain in place?
Landlords will not be able to include any terms in the tenancy agreement asking the tenant to pay rent in advance. Once the tenancy has started (this applies to existing tenancies) the tenant can choose to pay more than one month's rent.
If there are multiple tenants and one of them gives the notice to leave, are all the tenants bound by that notice? Or do the remaining tenants have the option to continue the tenancy and find a replacement?
The remaining tenants don't automatically continue the original tenancy because they didn't give notice.
To continue the tenancy, the other tenants would need to reach agreement with the landlord to enter a new Assured Periodic Tenancy, providing they pass affordability.
How best to provide evidence of market rent when a proposed increase is challenged by a tenant and the matter is referred to the First-Tier Tribunal (FTT)? Based on comparables at the time of the proposed increase or at the time of the hearing?
Landlords should prepare a set of comparable rents for similar properties in the location (size, type, condition, amenities). Online portal data showing advertised rents for comparable properties in the period around the proposed increase date. Landlords can also make reference to online portals and the Office of National Statistics. The FTT will make reference to the information landlords have used to set the increased rent.
How does the Act affect lodgers?
The Renters' Rights Act 2025 will not affect non-housing act/common law tenancies.
Is it no longer possible to have short lets?
The Renters' Rights Act 2025 removes fixed-term tenancies, therefore all tenancies will last until the landlord serves notice or the tenant serves notice.
How will the Act affect Rent-to-Rent with Assured Shorthold Tenancies?
The Renters' Rights Act 2025 will impact all tenancies from 1 May 2026, which includes Rent-to-Rent Assured Shorthold Tenancies. Anyone entering into this type of agreement must seek independent legal advice.
Will Section 21 rights be lost for existing tenancies as well as new tenancies?
Yes.
If the rent is paid upfront prior to 1 May 2026, will it need to be paid back?
The Government have decided that rent paid in advance before 1 May 2026 will not need to be refunded back to the tenant once the Act comes into force. However, the landlord will have to repay the rent pro rata if the tenant serves notice to vacate.
What can a landlord do to minimise any potential negative impacts from this new legislation?
An excellent question. Attending training sessions, webinars and read the guides issued by the Government.
I have tenants of 25+ years. Do I have to redo the bathroom and kitchen they are happy with?
This reference to the age of the bathroom comes from the Decent Homes Standard. The Government will be consulting on the Decent Homes Standard in the future and clarify the criteria relating to kitchens and bathrooms.
When will the landlord be able to give notice if the tenancy has already started when the act comes into play?
The landlord will be able to rely on the grounds of Section 8 as from 1 May 2026. This is an evidence-based notice and the landlord can only rely on one of the 18 grounds if they can substantiate the reason for service.
Does a rent increase notice need to be served on Form 4A/Section 13 or can it be done by written email?
The notice will be referred to as a Form 4A - Section 13 and will be the only means of increasing rent available to landlords.