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Renters’ Rights Act

This website is for FCA Authorised Intermediaries only.

Effective 1 May 2026, the Renters’ Rights Act introduces the most significant changes to the private rented sector in decades. These reforms reshape how landlords manage their properties, how customers experience renting, and how brokers support buy‑to‑let applications across the market.

Below is your complete guide to the changes and the key actions you can take to prepare customers.

Sources: GOV.UK implementation roadmap, RICS implementation timeline and provisions, MHCLG explainer

The key changes at a glance

From 1 May 2026

  • All assured tenancies convert to open‑ended periodic tenancies, removing fixed terms as standard. Tenants can leave with two months’ notice at any point.
  • Section 21 “no‑fault” evictions are abolished. Landlords must now rely on updated Section 8 grounds (e.g., selling the property, moving in, arrears, or antisocial behaviour).
  • Rent increases are limited to once per year, using a statutory Section 13 notice. Tenants retain the right to challenge increases they believe exceed market value.
  • Rental bidding is banned. The advertised rent becomes the maximum acceptable rent, and landlords cannot encourage or accept higher offers.
  • Upfront rent is capped at one month for new tenancies.
  • Tenants gain the right to request a pet, and landlords cannot unreasonably refuse. 
  • Expanded written statement requirements come into force, with civil penalties for non‑compliance.

From Late 2026 and Beyond

  • Introduction of the PRS Database, requiring landlords to register themselves and their properties.
  • Launch of the mandatory PRS Landlord Ombudsman, providing free dispute resolution for tenants.
  • Longer‑term rollout towards a Decent Homes Standard and Awaab’s Law to address hazards such as damp and mould.

What brokers should do now

1. Reframe Affordability Conversations

Help customers model income with:

  • Periodic tenancies and two‑month notice periods
  • One rent increase per year
  • Potential short void periods
2. Prepare Customers for Updated Possession Rules

Ensure landlords understand:

  • Section 21 will be unavailable from 1 May
  • They must rely on Section 8 grounds
  • Notice periods may be longer, especially for selling/moving in
3. Review Documentation and Processes

Support customers in preparing for:

  • Written statement requirements (new penalties apply)
  • Advertising rules around rent and bidding
  • Pet request processes updated for case‑by‑case decisions
4. Highlight Ongoing Compliance Requirements

Encourage customers to stay informed about:

  • PRS Database registration
  • PRS Ombudsman membership
  • Future Decent Homes obligations

How Metro Bank supports you

As the sector transitions to the new regulatory framework, Metro Bank will:

  • Keep lending criteria, underwriting and product availability under regular review
  • Provide clear packaging guidance so you can progress applications confidently
  • Continue prioritising clarity, consistency and quality service for you and your customers

This information is accurate as of the 13 March 2026.