Licensing and permits

Renters’ Rights Act: guidance for landlords

The Renters’ Rights Act introduces major reforms to the private rented sector in England. It changes how tenancies operate, strengthens tenants’ rights, and gives local authorities stronger enforcement powers.

This page explains the key changes landlords need to understand when renting out a property under the Renters’ Rights Act.

Landlords must provide their tenants with the Official Information Sheet (GOV.UK) that the government has published, before May 31st 2026.

What does the Act change?

Changes to tenancies

  • All existing assured shorthold tenancies (ASTs) will change to assured periodic tenancies.
  • All new tenancy agreements will also be assured periodic tenancies.
  • Assured periodic tenancies run on a rolling basis, for example monthly.
  • It will no longer be possible to have an end date in a tenancy agreement.
  • If you already have a written tenancy agreement, you do not need to create a new one.
  • If you do not have a written tenancy agreement, you must create one and give it to your tenant.

Letting out your property

  • You cannot ask for, encourage or accept rent before both you and your tenant have signed the tenancy agreement.
  • You cannot discriminate against potential tenants because they are on benefits or have children.
  • You can only refuse a pet request if you have a valid reason.
  • If you advertise your property, you must include an asking price. This does not apply to ‘to let’ signs.
  • It is illegal to encourage people to bid over the asking price, or accept rent offers above the advertised rent.

Increasing rent

  • Rent can only be increased once in any 12 month period.
  • To increase rent, you must complete the Section 13 process. To do this you must complete Form 4A, and give the tenant at least 2 months’ notice.
  • Tenants can challenge rent increases they believe are above the market rent.

Evicting tenants

  • If a tenant paid a deposit, a court will only grant a possession order if one or more of the following apply: 
    -    the deposit was protected in a government approved scheme and the required information was given to the tenant
    -    the deposit was returned in full, or with agreed deductions
    -    the tenant challenged deposit protection and the case has been decided, settled or withdrawn.
  • Section 21 ‘no fault’ evictions have been abolished. You must now have a legal reason to evict a tenant. These are called grounds for possession. You must: 
    -    serve a section 8 notice,
    -    use one or more grounds for possession, and
    -    give the correct notice period.
  • In many cases the notice period is 4 months, but for some grounds it is shorter.
  • If the tenant does not leave after the notice period ends, you must apply to court for a possession order.
  • Grounds for possession can be used at any point in the tenancy if a tenant: 
    -    engages in antisocial behaviour,
    -    damages the property, or
    -    owes rent
  • You cannot evict a tenant to sell or move into the property within the first 12 months of a tenancy.
  • If you rent to students: 
    -    a new possession ground may allow you to re let to students for the next academic year;
    -    notice must be given at the start of the tenancy;
    -    this applies to full time students on a joint tenancy in an HMO;
    -    it does not apply to purpose built student accommodation.

When a tenant owes you rent

  • You can seek to end a tenancy if a tenant is late paying rent.
  • If the tenant does not leave after notice the court must grant possession if the tenant owes 3 months’ rent.
  • If less than 3 months’ rent is owed, the court may allow the tenant to stay.

Antisocial behaviour

  • Serious antisocial behaviour allows for a shorter notice period.
  • You can apply to court immediately to begin the eviction process.

When a landlord breaks the law

  • Liverpool City Council has enhanced powers to investigate, gather evidence, and take enforcement action.
  • Tenants can apply to the First tier Tribunal for a rent repayment order (RRO) if certain offences are committed.
  • If an offence is proven, you may be ordered to repay rent already received.
  • Liverpool City Council can also apply for an RRO for rent paid through Universal Credit.
  • The list of offences eligible for an RRO has been expanded.
  • The maximum repayment has increased from 1 year’s rent to 2 years’ rent.

Further information

Read the full government guidance for landlords and letting agents:Renting your property and the Renters' Rights Act: an overview for landlords (GOV.UK)