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Renters' Rights Act

What is the Renters’ Right Act?

The Renters’ Rights Act is the biggest change to renting in England in a generation. It came into force in May 2026 and affects tenants, landlords and letting agents across the private rented sector. Below is a clear guide to what the new law means, your rights, and what to expect when renting a property.

Landlords please serve this to all tenants, if you don't there will be a £7000.00 fine

This is the official government information sheet outlining the changes under the Renters’ Rights Act 2026

Phase 1

All Tenancies Are Now Rolling (Periodic)

Fixed-term tenancy agreements (such as 6 or 12 months) are no longer allowed.

  • All tenancies are now open‑ended rolling tenancies
  • Tenancies continue until the tenant chooses to leave or the landlord has a valid legal reason to end them
  • Tenants can usually leave with two months' notice
  • There is no automatic end date to your tenancy

Capital Heights Support - we keep our tenancy agreements up to date so you don't have to and help manage with flexibility and control.

Rental Bidding Is Banned

Landlords and agents must advertise a clear, fixed asking rent.

  • It is illegal to encourage offers above the advertised price
  • Bidding wars between tenants are no longer allowed
  • This creates a fairer and more transparent renting process

Capital Heights Support - we deliver the highest rents with accurate rental valuations. we give market insight to make sure the property is priced fairly and competitively.

Limits on Rent Paid in Advance

Large upfront rent demands are no longer permitted.

  • Landlords cannot demand several months' rent upfront
  • At the start of a tenancy, no more than one month’s rent can be required
  • Rent must be paid when it is due, not far in advance

Capital Heights Support -we will make sure payment are upto date with a schedule.

Protections Against Discrimination

The Act strengthens rules around fair access to housing.

  • Landlords and agents cannot refuse tenants simply because they:
    • Receive benefits
    • Have children
  • Blanket bans of this kind are now illegal

Capital Heights Support - we offer a comprehensive tenant sourcing and screening

Pets – Fair Consideration Required

Tenants now have the right to request a pet.

  • Landlords must consider requests fairly
  • Pets can only be refused for a reasonable reason
  • In some cases, insurance conditions may apply

Capital Heights Support - we will assist and hep tenants get insurance and make sure there is cover

Rent Increases – Fairer and More Transparent

Rent increases are now strictly regulated.

  • Rent can only be increased once per year
  • Increases must follow a formal legal process
  • Tenants can challenge unfair or above‑market increases at a tribunal
  • Hidden or sudden rent rises are not allowed

Capital Heights Support - we will manage rent reviews, issue sections 13 notices along side our tenancy progression system. the rent is limited to one increase per year.

End of "No-Fault" Evictions (Section 21)

Landlords can no longer evict tenants without a valid legal reason.

  • Section 21 "no‑fault" notices are abolished
  • A landlord must now rely on specific legal grounds
  • These include selling the property, moving back in, rent arrears, or serious breaches of the tenancy
  • Evictions must go through the courts with clear evidence

This gives tenants greater security and protection in their homes.

Capital Heights Support - we are advising our clients every step of the way on the legal process of regaining possession. we will help support our clients alongside offering rent protection

Enforcement and Fines

Up to £7,000 per property

For first‑time or less serious breaches, including:

  • Using or advertising fixed‑term tenancies
  • Failing to provide the official Renters’ Rights information sheet
  • Ending or attempting to end a tenancy verbally
  • Breaching the rent bidding ban
  • Asking for unlawful rent paid in advance
  • Failing to issue required written notices

Up to £40,000 per offence

For serious or repeat breaches, including:

  • Repeating an offence within 5 years
  • Knowingly using an invalid possession ground
  • Re‑letting a property during a restricted period
  • Harassment or unlawful eviction
  • Continuing to breach the law after a penalty is issued

Phase 2

Landlord Database & Ombudsman (Coming Soon)

From late 2026 onwards:

  • A national landlord and property register will be introduced
  • Tenants will be able to check if a landlord is registered
  • A Private Rented Sector Ombudsman will offer a free complaints service
  • Disputes can be resolved without going to court

Phase 3

Better Standards & Property Conditions

The new law supports higher living standards.

  • Stronger action against damp, mould and hazards
  • Faster repairs for serious issues
  • Landlords must keep homes safe, warm and in good repair

Further property‑standard improvements will follow in later phases.

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