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Renters' Rights Act: what changed for landlords

The Renters' Rights Act came into force in England on 1 May 2026. Section 21 is gone, every tenancy is now periodic, and rent rises follow one procedure. Here is what a self-managing landlord actually has to do differently.

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The assured periodic tenancy explained

Every private tenancy in England is now an assured periodic tenancy. What that is, how it starts, how it ends, and what your agreement can and cannot say.

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How to raise the rent (once a year, section 13)

In England you can raise the rent once every twelve months, by a section 13 notice on the prescribed form with two months' notice. Here is the procedure and what the tenant can do about it.

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Landlord compliance checklist (England)

Every legal check for a private let in England in one list: gas, EICR, EPC, alarms, deposit, right to rent, the information sheet and the landlord database.

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Assured periodic tenancy

The standard private tenancy in England since 1 May 2026: it rolls on month to month (or shorter) with no end date until the tenant or landlord ends it properly.

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Assured shorthold tenancy (AST)

The usual private tenancy in England from 1997 until 30 April 2026. On 1 May 2026 existing ASTs became assured periodic tenancies and no new private ones can be made.

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Awaab's Law

Rules setting fixed times for landlords to investigate and fix damp, mould and other serious hazards. In force for social housing; due to be extended to private lets.

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Civil penalty

A fine a council can impose on a landlord or agent instead of prosecuting, for breaches of housing law such as letting an unlicensed HMO or ignoring an improvement notice.

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Decent Homes Standard

A standard a home must meet: free of serious hazards, in reasonable repair, with reasonably modern facilities and warm. Applies to social housing; planned for private lets.

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Grounds for possession (ground 1, 1A and 8)

The reasons in Schedule 2 of the Housing Act 1988 on which a landlord can seek possession. Some are mandatory, some discretionary; the main ones are moving in, selling and arrears.