The Renters' Rights Act: what it means for your rent, and how to price your let
Since 1 May 2026, every private tenancy in England is a rolling tenancy with no end date, section 21 has gone, and the rent you advertise is the most you can accept. That makes the asking rent the most important number you'll set. Here's what's changed and how to get it right.
Last checked: 21 October 2026 · By the EvoStar Property team
What changed on 1 May 2026
- Existing assured shorthold tenancies became assured periodic tenancies, and new tenancies are assured periodic too. They roll on, for example month to month, and can't have an end date.
- Landlords with a written tenancy had to give tenants the Renters' Rights Act Information Sheet by 31 May 2026. Landlords with a verbal tenancy had to give the key terms in writing by the same date. If you haven't done this, speak to us.
- Section 21 "no-fault" evictions have ended. To get a property back you now need a legal reason (a ground) under section 8, and in many cases the notice period is 4 months. You can't use the selling or moving-in grounds in the first 12 months of a tenancy.
- Rent arrears: the court only has to give possession if the tenant owes 3 months' rent. If they owe less, the court may decide the tenant can stay.
- Tenants can ask to keep a pet, and you can only refuse if you have a valid reason. You can't discriminate against people who are on benefits or have children.
- Rent repayment orders can now be up to 2 years' rent, up from 1.
We manage tenancies the right way from day one, on solid, lawful grounds.
Why your asking rent matters more than ever
When you advertise a property in writing - online, in print, on social media, by email or by text - you must state one specific rent. Price ranges aren't allowed.
You can't ask for, encourage or accept an offer above the advertised rent, including by hinting that other people have offered more. The fine for a first offence is up to £7,000.
No rent can be taken before the tenancy agreement is signed. After signing, the most you can take before the tenancy starts is the first month's rent (or up to 28 days' rent if rent is paid more often than monthly). Holding deposits are still capped at 1 week's rent, and tenancy deposits at 5 weeks' rent (6 weeks if the annual rent is £50,000 or more).
So: price too high and it sits empty. Price too low and you can't make it up by taking a better offer, and you can only review the rent once a year.
How rent increases work now
You can increase the rent no more than once a year, using Form 4A (the section 13 process), with at least 2 months' notice.
Tenants who think an increase is above the market rent can challenge it at the First-tier Tribunal, and if they do, they don't pay the higher rent until the Tribunal has made its final decision. In future, the Valuation Office will take over these decisions.
In practice, any increase needs evidence that it's in line with the market. That's what our rent reviews do: we draw up the section 13 notice and, if the tenant appeals, provide market comparables. You'll find it on our fees page.
Pricing and marketing it right first time
- Look at what's actually let. Compare what similar homes nearby have let for, not just what's being asked.
- Price for the street. Condition, layout and the time of year all make a difference.
- Market it well. Good photos, the right portals and accompanied viewings, so genuine applicants see it quickly.
- Reference thoroughly. Affordability, employment, previous-landlord and credit checks.
- Match the right fit. Look beyond the form for the tenant who'll look after the home and stay.
Every gap between tenancies costs money. The average void period in England lasts 24 days and costs landlords £1,135, according to Rushbrook & Rathbone (reported by Property118, June 2026).
What's coming next
Landlord registration. The government's landlord registration service launches on 15 December 2026, starting in the West Midlands and rolling out region by region over 12 months. When your region opens, you'll have 3 months to register, and every landlord actively letting property must be registered by 14 November 2027. Registration numbers will later need to appear on adverts.
For our area, Rotherham Council lists the East Midlands window (Nottinghamshire, Derbyshire and Lincolnshire) as 15 February to 14 May 2027, and Yorkshire and the Humber (Sheffield, Rotherham and Doncaster) as 15 April to 14 July 2027. It also says the fee is £65 per property per year and that agents can't register homes on a landlord's behalf, so you'll need to do it yourself. We'll tell you when your region opens and help you get the details together.
Landlord Ombudsman. Membership is expected to become compulsory for landlords in 2028.
Decent Homes Standard. It's coming to private rentals. The government has proposed it comes into force in either 2035 or 2037, and the date is still to be confirmed.
Energy efficiency. The government has confirmed that privately rented homes must reach EPC C (measured on the new EPC metrics) by 1 October 2030, with landlords required to invest up to £10,000 per property. The changes still need Parliamentary approval.
How we handle it for you
- Tenancies, notices and rent reviews done the new way from day one.
- Every fee published on our fees page.
- Client Money Protect and Property Redress Scheme members, with deposits protected by TDS or DPS.
Guidance only - not legal or tax advice. We'll always talk you through how the current rules apply to your property.
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