What landlords need to do under the Renters’ Rights Act

Phase 1 of the Renters’ Rights Act 2026 is now in full force, marking one of the most substantial overhauls of the private rental sector in England in decades.

While further reforms are still to come, the changes that have already been introduced fundamentally reshape the relationship between landlords/estate agents and tenants.

The Act is designed to create a fairer rental market that ensures security and flexibility for renters. This will be welcomed by many in a time where the age of a first-time buyer has risen to 34, meaning a significant number of young people relying on rentals.

However, it also comes with additional considerations for landlords, as there are limitations on when tenants can be evicted.

Chapter 1

What are the main changes introduced in the Renters' Rights Act?

No more fixed-term tenancies

All tenancies are now periodic (rolling) agreements. Landlords can no longer set fixed end dates. However, tenants must now give two months’ notice to leave rather than one.
Section 21 “No-Fault” Evictions Abolished

Landlords can no longer evict tenants without a valid legal reason, i.e. rent arrears or breach of tenancy. In these cases, evictions must go through a legal process, and the burden of proof sits with the landlord.
Rent increases restricted

Increases are only allowed once per year and require two months’ notice. Any increases must be issues via a formal Section 13 notice, and tenants have the right to challenge increases.
Stronger anti-discrimination rules

The Act makes it mandatory for families with children to be accepted, and requests to have pets in the property must be considered. If refused, it has to be justified and provided in writing, allowing it to be challenged in court.
Upfront costs capped

To improve affordability, rental bidding wars are effectively banned as landlords and agents can’t accept rent above asking price. Any rent payable in advance is capped at one month.

Chapter 1

What do these changes mean for landlords?

The eviction process, by design, has become more complex. As a result, it could potentially become a lot longer.

Now, a Section 8 must be issued, and only if you have evidence that one of the possession grounds apply. Most of these grounds now have longer notice periods post-reform, meaning if the tenant fails to vacate, you won't be able to initiate court proceedings until much later.

The outcome of a court ruling is also now less predictable, as it is discretionary. For example, if a tenant reduces their arrears before the hearing, the judge may rule against eviction. Landlords and agents could find themselves left with an unreliable tenant for an indefinite amount of time in these cases.

All of this means that there needs to be a greater emphasis on tenant quality. With less flexibility to remove tenants or increase rent, choosing the right tenant in the first place is critical.

Chapter 1

How can landlords choose the right tenants?

Whether you’re renting out one property or manage a portfolio of multiple, you need to have a robust process in place to choose appropriate tenants. If you do have a large portfolio, an efficient system that can vet prospective tenants quickly is also vital.

Check their identity

Confirming the identity of a tenant is a non-negotiable first step. Landlords and agents must ensure that tenants have the legal right to rent and are genuinely who they say they are.

ID Verification Plus is a great tool for this, streamlining the process by performing document verification checks, running facial recognition and liveness testing, and screening against global databases (PEPs, sanctions and watchlists).

These essential Know Your Customer (KYC) checks help protect against fraud and ensure a consistent onboarding process.

Explore our Right to Rent checks

Conduct AML checks

Since 2025, Anti-Money Laundering (AML) checks apply to all rental properties, regardless of value. However, these have additional benefits for landlords and agents beyond regulatory compliance. They offer an additional layer of protection against fraud.

AML checks help to verify the legitimacy of tenants, identifying potential financial crime risks so you don’t enter an agreement with a high-risk individual. These checks also extend to guarantors.

Creditsafe’s AML tool draws on over 300 global data sources, enabling fast and reliable screening to you can be both compliant and confident in your decisions.

Carry out financial checks

With eviction processes now more complex, understanding a tenant’s financial health is more important than ever. A consumer credit report can help you determine a potential tenant’s risk profile, with information such as:

A credit score, which indicates their ability to repay debts. A lower score can suggest the risk that they may not pay on time (or at all)
Their address, to confirm current residency
Credit search activity, which can indicate a heavy reliance on credit or rejected applications if there is a high volume of searches
Notices of Correction or Dispute, which may explain any anomalies on the report
If they have past or current insolvency or CCJs, with outstanding balances where relevant

While these new regulations could potentially introduce more risk for landlords and estate agents, there are steps you can take to mitigate them. Rigorous screening and strong compliance processes are key, especially those with large portfolios that will have more compliance-heavy tenancy management. Those who adapt now and invest in a robust vetting strategy will be in the best position to have long-term tenants in good standing.

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If you’d like to streamline your KYC and AML checks even further, KYC Protect does this and more in one comprehensive solution – perfect for those with large portfolios.

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