The Renters' Rights Act (RRA) is a government-led reform aimed at improving housing standards, increasing tenant protections, and creating a clearer legal framework for landlords.

Phase 1 focuses on tenancy reforms, including ending Section 21 evictions and introducing periodic tenancies. Implementation begins in early 2026, following secondary legislation. For full details, see the official roadmap from the government website here.

Phase 2 introduces the landlord portal, mandatory registration, and the Private Rental Ombudsman. This phase starts in late 2026, with the Ombudsman expected to be fully operational by 2028. Learn more in the official roadmap from the government website here.

Phase 3 focuses on raising housing standards across the private rented sector. It will extend Awaab’s Law to private rentals, introduce the Decent Homes Standard, and enforce minimum energy efficiency requirements. This phase is scheduled for the mid-2030s (around 2035–2037). Learn more in the official roadmap here.

Yes. All existing Assured Shorthold Tenancies (ASTs) will convert to periodic tenancies on the commencement date (1st May 2026).

The Renters’ Rights Act primarily applies to England, but:

Wales: Some provisions, like the ban on discriminatory practices, will apply. The Welsh Government can set its own timeline for implementation.

Scotland: The Act does not override devolved housing legislation. Scotland has its own Housing Bill, which includes rent control zones and separate rules for student housing.

Student tenancies in purpose-built student accommodation (PBSA) are exempt if the provider follows a government-approved code of practice, allowing fixed-term contracts to continue.

However, private student rentals, like HMOs or shared houses, will have to adhere to Renters Rights Act reforms.

The Act exempts specific tenancy types:

Purpose-Built Student Accommodation (PBSA) is excluded if the provider follows a government-approved code (e.g. ANUK/Unipol)

Company lets and university-owned halls of residence are exempt as they’re not Assured Shorthold Tenancies (ASTs);

High-rent tenancies with annual rent over £100,000 fall outside the Act’s scope.

You must use a Section 8 Notice, citing a valid ground such as:

Selling the property

Moving in yourself or a family member

Rent arrears (3+ months)

Anti-social behaviour

William Grant & Partners will identify the most appropriate possession ground, and support you through legal proceedings if needed

Section 8 refers to a set of grounds for possession listed in Schedule 2 of the Housing Act 1988, which have been updated by the Renters’ Rights Act. Landlords must now provide a specific legal reason to end a tenancy, such as:

Rent arrears (Ground 8 – mandatory if 3+ months unpaid)

Anti-social behaviour (Ground 14 – discretionary)

Selling the property (Ground 1A – new, mandatory)

Moving in yourself or a family member (Ground 1 – mandatory, tenancy must be 12+ months old)

Breach of tenancy agreement (Ground 12 – discretionary)

Each ground has its own notice period and may be mandatory (court must grant possession) or discretionary (court decides based on circumstances).

Landlord-related reasons (no fault):

Selling the property (Ground 1A – 4 months’ notice)

Moving in personally or for family (Ground 1 – 4 months’ notice)

Redevelopment or repossession by mortgage lender (Grounds 2 & 6 – 4 months’ notice)

Student accommodation exemptions (Grounds 4 & 4A – shorter notice periods)

Tenant-related reasons (fault-based):

Serious rent arrears (Ground 8 – mandatory)

Anti-social behaviour or criminal activity (Grounds 7A & 14 – mandatory/discretionary)

Breach of tenancy agreement (Ground 12 – discretionary)

Property damage or deterioration (Grounds 13 & 15 – discretionary)

False statements or no right to rent (Grounds 7B & 17)

If a tenant does not vacate the premises after receiving an eviction notice, the landlord must present evidence in court to demonstrate that the grounds for eviction are valid. We will provide guidance to assist landlords in this process.

The courts are best equipped to assess the evidence based on the specifics of each case, and we do not intend to limit their role through legislation. For instance, a landlord might provide proof that they have engaged an estate agent and solicitor to support their claim of selling the property.

Only in exceptional cases, such as serious rent arrears or anti-social behaviour. Most grounds require the tenancy to be at least 12 months old. William Grant & Partners monitors tenancy breaches and provides early intervention strategies to avoid escalation.

A Section 13 Notice is a formal legal document that allows landlords to propose a rent increase for tenants in assured periodic tenancies. It’s governed by Section 13 of the Housing Act 1988 and is the only lawful method for rent increases under the Renters’ Rights Act.

Landlords can only increase rent once per year, and must give tenants at least two months’ notice using a formal Section 13 notice. Tenants have the right to challenge the increase at a tribunal if they believe it’s unfair or above market value.

After liaising with you we can prepare and serve compliant notices, and support you through any tribunal challenges with evidence and representation if needed.

No. Under the Renters Rights Act, rent review clauses are no longer enforceable. All increases must go through the Section 13 process.

Local councils will have the power to require landlords to repay a prohibited payment of rent in advance to the tenant and to impose a civil penalty on landlords, and anyone acting directly or indirectly on their behalf, of up to £5,000 for breaches.

Restrictions on rent in advance will apply to all assured tenancies in England, except tenancies of social housing or tenancies created to allow local councils to discharge their homelessness duties.

Housing is a devolved matter. The rent in advance prohibitions apply only in England.

Yes. If a tenant disputes a Section 13 notice, they can apply to the First-tier Tribunal, which will assess whether the proposed rent aligns with market rates.

Rental bidding is when prospective tenants offer more than the advertised rent to secure a property

No. The Renters' Rights Act (RRA) bans rental bidding. Landlords and agents must advertise a fixed rent and cannot accept or encourage offers above that price. William Grant & Partners conducts local market analysis to help landlords set the right asking rent, balancing demand, affordability, and compliance.

No. The law caps rent in advance at one month. William Grant & Partners ensures all tenancy agreements comply with the new rent-in-advance rules and advises on alternative financial safeguards.

Properties must be safe, warm, free from serious hazards, and in good repair. William Grant & Partners conducts property inspections, coordinates repairs, to help ensure your property meets the required standards.

Awaab’s Law requires landlords to fix serious hazards like damp and mould within strict timeframes

The Awaab phase, part of the Renters’ Rights Act reforms, will extend Awaab’s Law to the private rented sector. This phase introduces stricter timeframes for repairing health hazards, improving safety and living standards. It is scheduled for Phase 3 of the reforms, expected in the mid-2030s, alongside the Decent Homes Standard.

Yes, all landlords must join the Private Rented Sector Database.

All landlords must join a redress scheme for dispute resolution. 

The new landlord portal, part of the Renters’ Rights Act reforms, will launch in Phase 2 of implementation. This phase begins in late 2026, introducing the Private Rented Sector (PRS) Database for mandatory landlord registration and property compliance information. The portal aims to improve transparency and enforcement across the rental market.

The Private Rental Ombudsman will also be introduced in Phase 2, starting in late 2026. While development begins then, the Ombudsman service is expected to be fully operational by 2028, providing a streamlined dispute resolution process between landlords and tenants without costly court proceedings.

Tenants will have a statutory right to request a pet, and landlords must respond within 28 days. Blanket bans will no longer be allowed. However, landlords can refuse if they have a valid reason, such as:

Property unsuitability (e.g. size, shared spaces)

Lease restrictions (e.g. head lease prohibits pets)

Concerns about safety or nuisance

Yes, but this applies only to prospective tenants. Once a tenant moves in, they can request a pet, and landlords must consider the request fairly.

No. Blanket bans on families are prohibited. Landlords must assess applicants fairly based on affordability and references, not family status. William Grant & Partners ensures your marketing and tenant screening processes meet legal requirements while finding reliable tenants.

No. The Renters’ Rights Act makes it illegal to discriminate against tenants with children. Landlords cannot reject applicants solely because they have children under 18, even if the property is small or lacks child-friendly features.

William Grant & Partners ensures your property listings and tenant selection processes are fully compliant with anti-discrimination laws. We:

Advise on how to present property features transparently

Manage tenant communications professionally

Help landlords navigate sensitive situations without breaching legal obligations

No. Discrimination against tenants receiving benefits is not allowed. You can still carry out affordability checks and request guarantors where appropriate. William Grant & Partners handles referencing and ensures your criteria remain compliant while reducing risk.

Terms in mortgages and superior agreements which restrict the letting of a property to private renters without children or who receive benefits are of no effect, preventing any breach of contract where a landlord fails to fulfil them.

Therefore, a landlord cannot be compelled to discriminate by their mortgage or superior landlord agreement.

A superior landlord may only include restrictive terms on letting to those with children if it is a proportionate means of achieving a legitimate aim.

Existing insurance contracts that begin before the legislation comes into force will be exempt from the provisions until the insurance contract comes to an end or is renewed. Many insurance companies already offer services to landlords who rent to tenants with children or receiving benefits. Any restrictive terms in a new insurance contract following the legislation coming into force will be of no effect, preventing any breach of contract.