The Renters' Rights Act will apply to all Assured Shorthold Tenancies (AST), including both new and existing tenancies. It will not impact company lets, rents over £100,000 per year or if the rental property is not the tenant's primary home.

Our Lettings Managers and Property Managers are on hand to answer any questions you may have. Here is what the new legislation may mean to you when it commences in 2026:

1. Fixed-term tenancy agreements will end

Explanation

Tenancies will continue rolling month to month until you or your tenant decides to end it.

During the first 12 months of the tenancy, you will not be allowed to move back home or attempt to sell the property; as your tenant will have a 12-month protected period from the date they moved in (as long as they don’t breach any of the tenancy terms).

On 1st May 2026, all fixed-term tenancies will convert to a periodic tenancy. During the periodic tenancy, tenants will need to give two months' notice to end the contract.

What we can do for you

At LiFE Residential, we work primarily with corporate or professional tenants who are looking for long-term homes, and we work diligently to match landlords with high-quality tenants who value stability and commitment.

If a tenant does give notice, we ensure that your property is remarketed quickly, reducing void periods to an absolute minimum, allowing for a smooth transition between tenancies. We secure tenants on average one month after launching a property onto the market therefore, having two months' notice is more than enough time to find a new tenant.

Tenants like the reassurance of managed properties, and because of this, they tend to look after the property as if it were their own and stay longer, which results in fewer void periods and an increase in return for landlords.

2. Landlords will be able to review the rent annually

Explanation

Every 12 months that your tenant stays in the property, you will be able to review the rent. For the rent to be raised during a periodic tenancy, you will need to serve a Section 13 notice on your tenant, informing them of the new rental level.

The proposed increase in rent must be in line with market rates and comparable evidence available.

If your tenant accepts the proposal, they will start paying from the next rent due date following the expiry of the Section 13 notice.

If the tenant doesn’t agree with the increase, they will be able to refer the proposed change to a tribunal to decide on a fair level.

Any pre-agreed future rent increases will not be valid.

What we can do for you

As local experts, renting more homes than anyone else, we can provide evidence of comparable properties to make sure you are receiving a fair market rent.

We will guide you through the process and liaise directly with your tenants to review the rent, and should it be referred to a tribunal to decide on a fair level, we will make sure you have all the evidence needed to support your requested change in rent.

3. Section 21 notices are being replaced with new Section 8 Grounds for Possession:

Explanation

New Section 8 Grounds for Possession have been introduced to enable you to serve notice under different circumstances, which include:

If you or your family want to move back into the property, or you wish to sell
If your tenant falls into rent arrears, or breaches the contract other than rent arrears
A new ground to gain possession for Anti-Social Behaviour

What we can do for you

Over the last 12 months, less than one per cent of our landlords have experienced rent arrears, with most of our tenants staying on average for three years.

As always, we will continue to select the very best tenant, which will significantly reduce the risk of a tenant defaulting on rent. We will also help you keep the property maintained and in good condition, as this will encourage tenants to stay longer. Our expert property managers will guide you through this and serve the notice on your behalf.

4. There are new notice periods for bringing a tenancy to an end if you decide to sell or move back into the property

Explanation

If you want the property back to live in or to sell, you will be able to do this by serving four months' notice after the tenant has been in the property for eight months.

You must meet the conditions of the grounds, and if challenged in the future, be able to prove you, or a family member, have moved back in, or you've marketed the property for sale and sold it.

If you serve a Section 8 notice to move back in or sell, you will not be able to let the property to new tenants for 12 months after the Section 8 notice period expires.

What we can do for you

London property remains a sound investment with good annual returns and expectations of capital growth in the coming years, but should you need to move back into the property or sell your investment, we will guide you through the process.

5. Landlords will no longer be able to request advance rental payments which include any shortfall payments

Explanation

If the tenant is unable to prove affordability to pay monthly, they will still have the option of a private guarantor.

It is confirmed that if the current agreement requests rent in advance, the landlord can continue to ask the tenant to pay more than one month at a time.

What we can do for you

At LiFE Residential, we work diligently to match landlords with excellent tenants who value stability and commitment. Over the last 12 months, less than one per cent of our landlords have experienced rent arrears, with most of our tenants staying on average for three years.

As property professionals, we are members of and are regulated by the Royal Institution of Chartered Surveyors (RICS). We adhere to the highest standards of regulation and ethical behaviour, so you can be confident in working with qualified experts.

6. Landlords will be unable to refuse a tenant’s reasonable request to have a pet in the property

Explanation

If your tenant makes a reasonable request to have a pet, you will need to have legitimate reasons not to agree to the tenant having a pet.

You can still stipulate your preference, however, once a tenancy has started, you will only be able to refuse a tenant’s pet request under certain conditions, such as a headlease prohibition, health and safety concerns, and the property being unsuitable for pets

Tenants have the right to challenge their landlord’s refusal if they feel it to be unreasonable; they can do this by escalating their complaint to their Private Rented Sector Ombudsman or they could take the case to court.

Any agreed existing ‘no pets’ clauses will become invalid.

What we can do for you

Many of the corporate and professional tenants we work with are looking for long-term homes. At LiFE Residential, we work tirelessly to match our landlords with exceptional tenants who are well-suited to the property and the landlord.

As local experts, we are on hand to help and advise you through the process. If the request is referred, we can help identify any documents and evidence needed to support your decision.

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The below will not commence on 1st May 2026, but we expect these to be implemented at a later stage.

7. Introduction of an obligatory landlord redress scheme

Explanation

All landlords, including those who use a letting agent or a managing agent who is a member of a redress scheme, must join the ombudsman scheme before their property can be marketed. The aim is to provide a fair, impartial, and binding resolution to both you and your tenants.

What we can do for you

Should an issue arise, we are experts at dispute resolution and can guide you through this process. With dedicated teams to support you, there’s never been a better time to leave your property in the hands of a committed managing agent, because for us, nothing is too much trouble.

We’re proud to have thousands of Google reviews from happy clients and customers. This reflects our hard-working teams who go the extra mile to deliver a first-class experience.

8. Privately rented homes will need to meet the decent home standards and ensure rented homes are safe, secure and hazard-free.

Explanation

Awaab’s Law and the Decent Homes Standard (DHS) will be applied to the Private Rented Sector (PRS). The aim of this is to set clear legal timeframes within which landlords must investigate and fix serious problems, such as damp and mould.

What we can do for you

Our dedicated Property Managers are never more than 15 minutes away from the properties in their portfolio so they regularly visit properties and carry out inspections. If your investment is not already managed by us and you would like to find out more, please contact us.

Click to read the management guide brochure

9. Introduce a Private Rental Sector database to ensure tenants, landlords and local authorities have access to critical information.

Explanation

You must register yourself and all properties on this public database from the time the property is advertised until the tenancy ends.

What we can do for you

Very little information has been released yet, but we are in regular contact with the Ministry of Housing, Communities and Local Government. We hope to be able to feed information to the portal on your behalf.

We will be adding to our Renters’ Rights Act page so you can stay informed and we will continue to share key updates with you.

Should you have any queries, our local experts will be on hand to answer any questions you may have, contact them here.

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