The Renters’ Rights Act is now in force and represents the biggest overhaul of the private rented sector in England for decades. The changes significantly affect how landlords let, manage and regain possession of residential property. Here are the key points every landlord should now understand.
1. Renters’ Rights Act for landlords – Section 21 Has Been Abolished
Landlords can no longer use Section 21 “no-fault” eviction notices. All possession claims must now rely on the revised Section 8 grounds.
This means landlords must:
rely on a valid legal ground for possession;
serve the correct notice period;
and, if necessary, prove the ground in court.
New and updated grounds now include:
landlord selling the property;
serious rent arrears;
anti-social behaviour;
and some student tenancy situations (Ground 4A).
2. Fixed-Term ASTs Have Ended
Most residential tenancies are now periodic from day one. The traditional fixed-term AST has effectively disappeared.
Tenants can remain in the property indefinitely unless:
they choose to leave; or
the landlord successfully regains possession using a valid Section 8 ground.
Tenants must generally give at least 2 months’ notice, ending on a rent date or the day before.
3. Rent Increases Are More Restricted
Landlords can now:
increase rent only once every 12 months;
and must use the formal Section 13 process.
Tenants also have greater ability to challenge increases through the First-tier Tribunal if they believe the proposed rent exceeds market value.
4. Rental Bidding Wars Are Banned
Landlords and agents must advertise a clear asking rent and cannot encourage or accept offers above that amount.
This applies even if a tenant voluntarily offers more.
5. Tenants Have Stronger Rights to Keep Pets
Tenants can now formally request permission to keep a pet, and landlords cannot unreasonably refuse.
Landlords may still:
assess the suitability of the specific pet;
impose reasonable conditions;
and require pet insurance in some circumstances.
However:
additional pet deposits and pet fees are not permitted.
6. Greater Compliance and Enforcement Powers
Local authorities now have significantly increased enforcement powers and financial penalties.
Civil penalties can reach:
£7,000 for some breaches;
and up to £40,000 for serious or repeat offences.
Many landlords must also provide tenants with the official government Renters’ Rights Act Information Sheet.
7. Landlord Ombudsman and Database
The Act also introduces:
a mandatory Private Rented Sector Ombudsman;
and a national landlord database.
These systems are being phased in and will form part of the government’s wider compliance and enforcement framework.
and take professional advice before serving notices or increasing rent.
The private rented sector is now considerably more regulated, and good record keeping and compliance are becoming increasingly important.
At Aquarius Homes, we are continuing to help landlords navigate the new rules and adjust their management strategies accordingly.
If you are unsure how the new legislation affects your property, tenancy agreements or possession options, Aquarius Homes can help. Find out more about our Landlord Services in Bath.
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Mark Lodge
Since opening their office in 2004, Aquarius Homes has consistently delivered the highest level of customer service. The team’s guiding principles are to be professional, friendly, helpful, trustworthy and good value for money with a belief that good open communication is at the heart of a great customer experience.
