The Renters' Rights Act is now law. Here's what you actually need to do.
If you self-manage your rental property, this is the most important legislation change in a generation. Here's the plain-English version — no jargon, no scaremongering, just what you need to know and do.
It’s finally here. After years of consultation, delays, and political back-and-forth, the Renters’ Rights Act came into force this month. If you own and self-manage a rental property in England, this changes how you operate — full stop.
I’ve spent the last few months getting my own properties in order ahead of this. Here’s what I’ve learned.
The biggest change: Section 21 is gone
The so-called “no fault eviction” is abolished. You can no longer serve a Section 21 notice to end a tenancy without giving a reason. Every tenancy in England is now a periodic tenancy — meaning it rolls on indefinitely until either the tenant leaves or you end it using a valid legal ground under Section 8.
What this means practically: if you want your property back — to sell it, move back in, or because a family member needs it — you need to use the correct Section 8 ground and follow the process precisely. Get it wrong and you’re back to square one, potentially months later.
Fixed terms are effectively dead
If your tenancy agreement has a fixed end date, that clause is now unenforceable. Your tenant cannot be required to leave simply because a fixed term has ended. Don’t panic — your tenancy continues as before, it just rolls on as a periodic tenancy automatically.
This also means any rent review clause tied to a fixed term renewal is gone. Rent increases now happen through a formal Section 13 process only — more on that below.
Rent increases: the new rules
You can still increase rent, but only through a formal Section 13 notice using the new Form 4. The rules have changed in two important ways:
You must give two months’ notice of any rent increase (up from one month)
Your tenant has the right to challenge the increase at the First-tier Tribunal if they think it’s above market rate.
The tribunal will look at what comparable properties in your area are actually renting for. If your rent is genuinely at market rate, you have nothing to worry about. If you’ve been undercharging for years and want to make a big jump, expect pushback.
One practical tip: when you serve the Form 4 notice, include a brief note showing comparable rents in the area. It’s not required, but it makes a challenge much less likely.
What you need to do right now
If you haven’t done these things yet, do them this weekend:
Check your tenancy agreements. Any fixed-term clauses are unenforceable but the rest of the agreement still stands. You don’t need to issue new agreements.
Understand your Section 8 grounds. Print them out and know which ones apply to your situation. Ground 1 (landlord wants to move in) and Ground 1A (selling the property) are the ones most self-managing landlords will use.
Don’t serve any more Section 21 notices. They’re invalid. If you’ve got one outstanding that was served before commencement, take urgent legal advice on whether it’s still enforceable — the transitional provisions are complex.
Review your rent. If you’re significantly below market rate, address it now through a proper Section 13 notice rather than leaving it and trying to make a large jump later.
Keep records of everything. Under the new regime, demonstrating compliance matters more than ever. Date-stamped copies of every notice you serve, every communication with tenants, every repair request and your response.
The honest take
Yes, this makes life harder for landlords. I won’t pretend otherwise. The loss of Section 21 removes a tool that — whatever the politics — gave landlords a practical safety valve when a tenancy wasn’t working out.
But the landlords who will struggle most are the ones who react by burying their heads. The ones who stay informed, serve notices correctly, and manage their properties professionally will be fine. That’s what this newsletter is for.
Next issue I’ll go through Section 8 grounds in detail — which ones are actually usable, what evidence you need, and the realistic timelines.
If this was useful, forward it to another landlord who needs to read it. And if you have a specific question about how the Act affects your situation, reply to this email — I read every one.
— The Informed Landlord