The Renters’ Rights Act 2025 is no longer a distant proposal. Since 1 May 2026, major private rented sector reforms have changed how landlords in England manage tenancies, possession, rent reviews and day-to-day compliance. For UK property owners, the priority is now practical: understand the new rules, keep clear records and make decisions that can stand up to scrutiny.
Country Properties has long worked with landlords who want steady rental income without losing sight of legal responsibilities. The latest reforms reward that kind of organised property management. They also make informal habits riskier, particularly around notices, advertising, tenant selection and repairs.
Related: Rent in Advance Under the Renters’ Rights Act: What It Means for Landlords
Why compliance now starts before a tenancy is agreed
The Act has reshaped the front end of letting. Rental bidding is banned, which means a written advert must state a specific asking rent and neither a landlord nor agent can ask for, encourage or accept offers above that figure. Large rent-in-advance requirements are also restricted. In most cases, only up to one month’s rent can be required between signing and the tenancy starting.
That makes accurate pricing more important than ever. A home that is advertised too low may attract interest, but cannot be turned into an auction. A figure that is pitched too high can extend void periods and weaken returns. Local evidence, comparable lets and realistic presentation matter. Country Properties’ rental valuation support is useful because it brings local market knowledge into the decision before the advert goes live.
Avoiding discrimination risks
Another common mistake is relying on blanket rules about applicants. It is now unlawful to do anything that makes someone less likely to rent a property because they receive benefits or have children. This includes withholding details, blocking viewings or refusing a tenancy for those reasons.
Landlords can still assess affordability, suitability and referencing results. The key difference is that decisions need to be based on evidence rather than assumptions. A consistent process, applied fairly to every applicant, is the safest route.
Related: Fair Tenant Selection: Legal Boundaries for Affordability, Income Proof, Guarantors, and Referencing
Section 21 has ended, so notices need sharper handling
The abolition of Section 21 is one of the headline reforms. Most assured shorthold tenancies have moved into the assured periodic tenancy structure, and landlords now need a valid Section 8 ground if they want to regain possession. That does not mean owners have lost control of their assets. It does mean the reason, notice period, paperwork and evidence must match the legal ground being used.
Mistakes often happen when a landlord treats possession as a standard admin step. Under the new regime, it is more like a case file. Rent arrears records, inspection notes, communications, deposit protection evidence and compliance documents may all matter. Where a landlord wants to sell or move back in, the relevant ground must be used correctly and any restrictions must be understood before action is taken.
Keep tenancy information up to date
For tenancies that existed before 1 May 2026, landlords needed to provide the government’s Renters’ Rights Act Information Sheet by 31 May 2026, unless an exemption applied. For newer agreements, certain written information about the tenancy must be given to the tenant. Verbal arrangements are now especially vulnerable to misunderstanding, so written summaries and tidy records are essential.
Related: Why tenant relationships matter more than ever for UK landlords
Rent increases need a measured process
Rent rises are limited to once per year and must use the revised Section 13 procedure, with at least two months’ notice before the proposed increase takes effect. Tenants can challenge an excessive rise at tribunal, so the best defence is a rent review backed by real market evidence.
The aim should be a fair market rent, not a sudden jump designed to force a tenant out. For long-term performance, steady alignment with local conditions is usually healthier than reactive increases.
Related: PRS Database explained: what landlords must register and what it means for your property
Pets, repairs and property standards cannot be left vague
Tenant requests to keep a pet must be considered, and landlords should respond within the required timeframe with valid reasons if refusing. A superior lease prohibiting pets can be a reasonable basis, but a general dislike of animals is unlikely to be enough. Clear evidence and a case-by-case approach are important.
Maintenance is another area where delay can become expensive. The Act strengthens enforcement, expands rent repayment orders and prepares the way for the Decent Homes Standard and Awaab’s Law in the private rented sector. Even before all later phases are fully operational, landlords should treat damp, mould, hazards and recurring repair reports as priority issues.
What good record-keeping looks like
Good compliance is rarely dramatic. It is usually built from dated inspection reports, gas and electrical safety certificates, EPC records, deposit paperwork, written repair updates, tenancy correspondence and rent review evidence. These documents protect tenants, but they also protect careful landlords from avoidable disputes.
Work with an experienced letting team before issues escalate
The biggest Renters’ Rights Act mistake is waiting until something has gone wrong. By that stage, options can narrow quickly. A managed letting service can help with advertising, referencing, prescribed information, maintenance coordination, arrears monitoring, rent reviews and compliant notices.
We combine local letting knowledge with practical compliance support for landlords. If you want to check whether your rental home, paperwork or pricing still fits the new rules, speak to your local Country Properties team, explore our landlord services or book a free rental valuation today.
