The Renters' Rights Act has generated more questions from landlords than any piece of legislation in recent memory. Here are the 20 most common questions, answered clearly and practically.
Q1: When does the Renters' Rights Act come into force?
The Act is expected to come into force in May 2026. The exact date will be confirmed by the government. All existing and new tenancies will be immediately affected from day one.
Q2: Does the Act apply to my existing tenancies?
Yes. Unlike some previous legislation, the Renters' Rights Act applies to all existing tenancies from the date it comes into force. There is no grace period for existing tenancies.
Q3: Can I still use Section 21 before the Act comes into force?
Yes. Until the Act comes into force, Section 21 remains valid. However, any Section 21 notice that has not been acted upon when the Act comes into force will become void.
Q4: What happens to my fixed-term tenancies?
All fixed-term tenancies will automatically convert to periodic tenancies when the Act comes into force. The terms of the existing tenancy (including rent) will continue, but the tenancy will now be periodic.
Q5: Can I still evict tenants after the Act comes into force?
Yes. You can still evict tenants, but you must use the Section 8 grounds. The new Act adds several new mandatory grounds, including grounds for selling the property or moving in a family member.
Q6: How much notice must I give to end a tenancy?
This depends on the ground being used. Most grounds require 2 months' notice, but several new grounds require 4 months' notice. The correct notice period must be used — using the wrong period can invalidate the notice.
Q7: Can I increase rent after the Act comes into force?
Yes, but only once per year and using the Section 13 notice procedure. Tenants have the right to challenge any increase at a tribunal.
Q8: What if a tenant wants to keep a pet?
You must respond to the request within 28 days. You can refuse on reasonable grounds, but a blanket 'no pets' policy is not a reasonable ground. You can require the tenant to take out pet insurance.
Q9: Do I need to register on the landlord portal?
Yes. All private landlords must register on the new national landlord portal. Failure to register is a criminal offence.
Q10: Do I need to join an ombudsman scheme?
Yes. All private landlords must join a government-approved ombudsman scheme. Failure to join carries a fine of up to £5,000.
Q11: What is the Decent Homes Standard?
The Decent Homes Standard sets minimum requirements for the condition of rented properties. It is being extended to the private rented sector under the Renters' Rights Act.
Q12: What is Awaab's Law?
Awaab's Law requires landlords to investigate and fix reported hazards within strict timeframes. Emergency hazards must be addressed within 24 hours.
Q13: What happens if I don't comply?
Fines of up to £40,000 per breach, rent repayment orders, banning orders, and criminal prosecution are all possible outcomes of non-compliance.
Q14: Does the Act apply to Wales?
No. The Renters' Rights Act applies to England only. Wales has its own legislation (the Renting Homes (Wales) Act 2016).
Q15: Does the Act apply to commercial properties?
No. The Act applies to residential tenancies only.
Q16: What if I use a letting agent?
Using a letting agent does not remove your compliance obligations as a landlord. However, a good letting agent will manage compliance on your behalf.
Q17: Can I sell my property after the Act comes into force?
Yes. You can use the new Ground 1A to seek possession if you genuinely intend to sell the property.
Q18: What if my tenant refuses to leave?
You must apply to the court for a possession order. The court will grant possession if the ground is proven. You cannot evict a tenant without a court order.
Q19: How do I get help with compliance?
RentersComply provides AI-powered compliance monitoring, document generation, and expert support. Start your free 14-day trial today.
Q20: Where can I find more information?
The government's official guidance on the Renters' Rights Act is available on GOV.UK. RentersComply also publishes regular updates and guides on our blog.