The Renters’ Rights Act represents the biggest shift in English lettings law for a generation. Designed to improve standards and strengthen tenant protections, it also asks more of landlords, particularly those with premium homes.
At The Cotswold Letting Agency, alongside our clients, we take pride in offering a quality living experience to our tenants. This page explains what the Renters’ Rights Act means for property owners like you, detailing what’s changing, when, and how we’ll make sure you remain compliant with minimal disruption.
We’ve looked to summarise each main point below, along with our thoughts on how this might look and what we might need to do between us in order to remain in the best possible position. We have also provided “best guess” implementation dates where we can; note these are guide only so do please check yourselves.
As situations change and evolve; we will look to update this page on a rolling basis so, bookmark it and come back regularly to check in. Equally if you have any queries please don’t hesitate to drop us a line on hello@cotswoldlettingagency.com.
A New Tenancy Structure – Implementation date 1st May 2026
Probably the biggest individual change is the end of Assured Shorthold Tenancies (ASTs). From implementation, all private tenancies in England will become periodic, meaning they roll on month by month with no fixed end date.
For tenants, this brings greater flexibility and peace of mind. For owners, it means a slightly different rhythm: a focus on ongoing relationship management rather than fixed renewal cycles. Existing tenancies will convert to this new structure, so written statements of tenancy terms will be required, and we’ll ensure every property under our care transitions smoothly to the new structure.
Owner impact:
We’ll prepare compliant documentation for all existing tenancies and guide you through how periodic tenancies work in practice, ensuring no interruption to your rental income or occupancy planning.
Regaining Possession – Implementation date 1st May 2026
The much-discussed abolition of Section 21 “no-fault” evictions is now confirmed. In its place, landlords will use updated Section 8 grounds for possession, clearly defining when a property can be reclaimed. For example, to sell, move in, or deal with serious breaches.
While this sounds restrictive, the grounds remain robust and fair. Landlords can still regain possession where needed, but with new safeguards and notice periods designed to give tenants more certainty. For instance, an owner wishing to sell or move in must wait 12 months from the start of a tenancy and give four months’ notice. Misuse of these grounds will be monitored, but clear evidence will protect compliant landlords, as will taking up rent insurance that will mitigate against the risk of any “no revenue” periods.
Owner impact:
Depending on the terms of our relationship we can provide advice and support on handling evidence, notices and timelines for you, making sure any possession process is legally sound and stress-free.
Rent Reviews and Rent Bidding – Implementation date 1st May 2026
Under the new system, rents can only be increased once a year using a Section 13 notice, with two months’ warning. Tenants have the right to challenge an increase through the Tribunal, which will judge what’s fair market value. Note that now, the Tribunal can no longer raise rents above what the landlord proposed, nor backdate increases.
Another key reform ends rent bidding, the practice of asking or accepting offers above the advertised rent. This is intended to make the market more transparent.
Owner impact:
We’ll adjust your review cycle and ensure all rental adverts meet the new requirements. For long-standing clients, we’ll continue our usual evidence-based rent assessments to maintain yields while keeping within the new framework.
Fair Access and Pets in Rental Homes – Implementation date 1st May 2026
The Act makes it illegal to refuse tenants simply because they have children or receive benefits. It also introduces new rights around keeping pets, landlords must consider requests and respond within 28 days, and refusals must be reasonable.
In reality, most high-value properties already adopt a considered, case-by-case approach. These new rules formalise that mindset.
Owner impact:
We’ll help you set a clear pet policy that balances tenant requests with property protection, including suitable insurance, cleaning provisions and deposit arrangements.
Raising and Maintaining Standards – likely implementation late 2026
A new Decent Homes Standard will apply to the private rented sector, ensuring all homes are safe, well maintained and free from serious hazards such as damp and mould. Alongside this, Awaab’s Law sets timeframes for landlords to address safety issues promptly.
While many landlords already meet and exceed these standards, local councils will gain stronger enforcement powers, including fines of up to £40,000 for serious or repeated breaches.
Owner impact:
Our new owner onboarding process already aligns with these standards. We’ll continue to conduct thorough property inspections, work with trusted contractors and document all maintenance actions, protecting both tenants and your asset.
Registration and Redress – likely implementation late 2026
Every landlord will be required to register on the new Private Rented Sector Database and join the Private Rented Sector Landlord Ombudsman. These measures are designed to increase transparency and resolve disputes more quickly.
For professional landlords, this should be seen as reassurance rather than red tape, it creates a level playing field and helps to distinguish responsible property owners from the minority who fall short.
Owner impact:
We’ll handle registration and membership on your behalf once the system is live, keeping your portfolio fully compliant (fees may apply).
Enforcement and Rent Repayment Orders – likely implementation early 2026
The Act strengthens enforcement powers for local authorities, giving them greater ability to investigate and fine landlords who break the rules. It also expands Rent Repayment Orders, which can now recover up to 24 months’ rent from non-compliant landlords.
While the measures sound tough, they are targeted at persistent offenders. Owners who maintain high standards have nothing to fear.
Owner impact:
Our ongoing compliance checks, record-keeping and transparent tenant communication mean you’re always protected.
Supporting our Property Owners
For many landlords, the Renters’ Rights Act may sound like a major overhaul. In truth, it simply formalises the professional standards that The Cotswold Letting Agency already upholds. Our team will take care of compliance, documentation and registration, allowing you to focus on enjoying the returns and reassurance of well-managed, high-quality property ownership.
If you’d like to discuss what the Renters’ Rights Act means for property owners in more detail, we’re here to help. Call 01993 684572 or email hello@cotswoldlettingagency.com to speak with our lettings specialists.
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