As you may be aware, the Renters’ Rights Act has now become law, marking one of the most significant reforms to the private rented sector in recent years.

On 6 November 2025, the Government published its Guide to the Renters’ Rights Act, which confirms in the opening overview that:

“We will implement this new system in one stage, giving all tenants security immediately.”

This is a key point. It means that when the Act comes into force on 1st May 2026, it will apply to all tenancies at the same time — both new and existing. This differs from the usual approach, where legislation is introduced for new tenancies first and then extended to existing tenancies at a later date.

What this means for tenancies

• Automatic conversion of ASTs: All fixed-term and periodic Assured Shorthold Tenancies (ASTs) will automatically convert to periodic Assured Tenancies (ATs) on the Act’s commencement date on 1st May 2026.
• Information Sheet Requirement: There is no confirmed requirement to issue a new tenancy agreement for existing tenancies for this conversion to take place; however landlords will need to provide tenants with a Government-produced Information Sheet by 31st May 2026. This document will be published online in March 2026. We will ensure this step is completed on behalf of our landlords, keeping you fully compliant and informed.
• Optional New Tenancy Agreement for Existing Tenancies: You may prefer to enter into a new Assured Tenancy Agreement with your tenant. Under the new legislation, this would only need to be done once for the duration of the tenancy.

Key changes at a glance

The most significant reform remains the abolition of Section 21 “no fault” notices and the move to periodic Assured Tenancies. In practice, this will mean:

• Tenants can end their tenancy by giving two months’ notice.
• Landlords cannot serve notice to sell or move back into the property during the first 12 months of a tenancy.
• Possession claims for breach of tenancy (such as rent arrears) will still be possible during this period.

Notice periods and rent arrears

• Notice periods for landlords wishing to sell or move back into the property will increase to four months.
• Where a tenant is in breach of contract, notice under the existing Section 8 framework will increase from two to four weeks.
• The mandatory rent arrears threshold for eviction will rise from two months to three months’ arrears.

Possession grounds and court process

• It has also been confirmed that there will be no separate Housing Court, with all claims continuing to be processed through the County Court, as at present.
• All new possession grounds, both mandatory and discretionary, can be found within Grounds for possession: guidance for landlords and letting agents.

Rent reviews, pets and discrimination

• Rent reviews will remain permissible once per year, reflecting market rent.
• Tenants will have a clearer route to challenge above-market increases through a Tribunal.
• Landlords will be expected to allow pets, unless there is a valid reason to refuse (with the option to require pet insurance).
• Discrimination against tenants on benefits or with children will not be permitted.
• Multiple rent payments in advance and offers above market rent will not be allowed.
• As we understand currently, presenting multiple tenancy applications to landlords will continue as normal practice.

Property standards and enforcement

Property standards will largely build on existing legislation, including the Landlord and Tenant Act 1985, the Housing Act 1988, and the Housing Health and Safety Rating System (HHSRS). However, the new Act will introduce clearer timescales for remedial action and grant Local Housing Authorities greater enforcement powers.

New initiatives being introduced

Two additional measures will form part of the new framework:

• A Private Rented Sector Landlord Ombudsman
• A Landlord Database

Further details on how these will operate are expected in due course.

How we’ll support you

As always, we will continue to keep our landlords updated as more information becomes available. When the new rules come into force, we will ensure that all managed properties and tenancy arrangements are fully compliant. For landlords who currently self-manage their portfolios, we can serve the Information Sheet correctly to your tenant or produce a brand new Assured Tenancy Agreement free of charge if you sign up to our Fully Managed Service.

If you have any questions or would like to discuss how these changes may affect you, please do not hesitate to contact us at lettings@colemanestates.com.