Renters Reform Act 2026: What Every UK Landlord Must Know

What Is the Renters (Reform) Act?

The Renters (Reform) Act received Royal Assent in 2024 and is being implemented in stages throughout 2025 and 2026. It represents the most significant change to the private rented sector in England since the Housing Act 1988.

Key changes for landlords:

Abolition of Section 21 (no-fault eviction)

New and strengthened Section 8 grounds for possession

Decent Homes Standard extended to private rental sector

Mandatory membership of a private rental sector ombudsman

New Private Rented Sector Database

Restrictions on rent increases

Section 21 Abolished: What Replaces It?

Once fully implemented, landlords will no longer be able to recover possession by simply giving two months' notice. You must use Section 8 — citing a specific legal ground.

New and strengthened grounds:

Ground 1A: Landlord or close family member wants to move in (minimum 2 months' notice; not available in first 12 months of tenancy)

Ground 1B: Landlord intends to sell (not available in first 12 months)

Ground 8 (strengthened): Tenant at least 2 months in rent arrears — mandatory; court must grant possession

Ground 14 (expanded): Anti-social behaviour including potential ASB

Critical implication: You now need a legitimate legal reason to end any tenancy. Impeccable compliance records are more important than ever — a lapsed certificate weakens any possession claim.

All Tenancies Become Periodic

Fixed-term tenancies for new lets will no longer be available. All assured tenancies become periodic (rolling monthly).

Implications:

You cannot lock a tenant into a 6 or 12-month term

Tenants can give 2 months' notice to leave at any time

No end-of-term certainty

Adapt by: Building strong tenant relationships, acting promptly on Section 8 grounds when needed, and maintaining spotless compliance records.

Decent Homes Standard for Private Rental

The Decent Homes Standard — previously only for social housing — will apply to private rentals. Properties must meet minimum standards of safety and habitability, including no Category 1 HHSRS hazards, reasonable repair, and reasonably modern heating, kitchens and bathrooms.

Local councils will enforce with civil penalties for non-compliance.

Private Rented Sector Database: Mandatory Registration

All landlords must register on the new PRS Database. Non-registration carries a civil penalty of up to £5,000 and may affect your ability to serve valid possession notices.

Action: Register as soon as the database launches. LetCompliance will publish guidance when this opens.

Rent Increase Restrictions

Maximum one rent increase per 12-month period

Must use the Section 13 notice process

Tenants can challenge at the First-tier Tribunal

LetCompliance's tenancy panel records complete rent history — protecting you in any tribunal challenge.

What Landlords Should Do Right Now

1. Audit compliance across all properties — this is now your primary legal defence

2. Review tenancy agreements — remove fixed-term clauses for new lets

3. Prepare for PRS Database registration

4. Join the landlord ombudsman (mandatory under the Act)

5. Use LetCompliance to maintain compliance scores — your evidence base if possession is ever contested

Protect your portfolio under the new rules →