Updated 1 November 2026. We first wrote about this in June 2025, while it was still a Bill. It became law as the Renters’ Rights Act 2025 and its first changes took effect on 1 May 2026, so we have rewritten this article with the rules as they now stand in England.
If you let a property in England, which of these has already changed for you: how a tenancy ends, how you raise the rent, or who you register with? Since 1 May 2026, the first two have. The third is coming, and Staffordshire landlords are among the first in line.
What changed on 1 May 2026
- Section 21 has gone. “No-fault” evictions are abolished. To regain possession you now need one of the statutory grounds under Section 8, such as rent arrears, selling the property or moving in yourself or a family member. A Section 21 notice served before 1 May could still be used, but court claims had to be started by 31 July 2026 at the latest.
- All tenancies are periodic. Assured tenancies now roll on rather than running for a fixed term. Tenants can leave with two months’ notice.
- Stricter grounds for selling and moving in. Landlords selling or moving in must give four months’ notice and cannot use those grounds in the first year of a tenancy. The mandatory arrears ground now needs three months of arrears rather than two.
- One way to raise the rent. Increases go through the Section 13 process: once a year, with at least two months’ written notice on Form 4A, and no higher than the open market rent. Tenants can challenge an increase at the First-tier Tribunal for a £47 fee.
- No rental bidding. Landlords and agents must state an asking rent and cannot accept offers above it.
- Pets. Tenants can ask to keep a pet, and a landlord can only refuse with a reasonable reason. An earlier plan to let landlords require pet insurance was dropped before the Act was passed.
- The information sheet. Landlords had to give existing tenants the government’s Renters’ Rights Act Information Sheet by 31 May 2026, on paper by hand or by post. Missing it can mean a fine of up to £7,000.
Councils can issue civil penalties of up to £7,000 for many breaches, rising to up to £40,000 for repeated or more serious ones. Rent repayment orders can now cover up to two years of rent.
What comes next
The landlord database. Every private landlord, and every property they let, will have to be registered on a new Private Rented Sector Database. It opens region by region from 15 December 2026, starting with the West Midlands, where landlords have until 14 March 2027 to register. The rest of England follows, with all properties due to be registered by 14 November 2027. The fee is £65 per property per year. Our Phase 2 guide for West Midlands landlords walks through registering, step by step.
The landlord ombudsman. Membership of a new ombudsman scheme for private landlords is expected to become compulsory in 2028.
Property standards. The Act allows the Decent Homes Standard and Awaab’s Law, which sets deadlines for dealing with damp, mould and other hazards, to be applied to private rentals. The government has confirmed the Decent Homes Standard will apply from 2035. Extending Awaab’s Law to private rentals is out to consultation until 18 December 2026, with no start date set yet.
What this means if you let in Staffordshire
Staffordshire is in the West Midlands, so local landlords are in the first wave for the database. Now is a good time to gather what registration is likely to ask for: the property details, your gas, electrical and EPC certificates, and your tenancy records. With Section 21 gone, a clear paper trail of rent payments, inspections and repairs is also what any future possession claim will rest on.
Handling this paperwork is part of what our hands-free service does for investors. If you would like to talk through how the changes affect a property you own or plan to buy, ask us a question, or see what we are currently sourcing at Invest Now.
This is a general summary, not legal advice. For a specific case, speak to a property solicitor.
