Renters' Rights Act: what changed for letting agents

What changed on 1 May 2026?

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, and its first phase took effect on 1 May 2026. Section 21 has gone. Almost every private tenancy, existing or new, became an assured periodic tenancy on that date and any fixed term ended. A tenant can now leave with two months' notice. To end a tenancy, a landlord must serve a section 8 notice on a recognised ground and get a court order if the tenant stays.

The grounds were rewritten. A landlord cannot use the selling or moving-in grounds in the first 12 months of a tenancy, and those grounds need four months' notice. The mandatory arrears ground now starts at three months' arrears, with four weeks' notice. Once a landlord has used the selling or moving-in ground, the property cannot be relet or remarketed for 12 months. Remarketing includes ordinary letting agency work, such as telling someone the property may be available.

How does the day-to-day lettings job differ now?

Valuation and marketing work has changed. Every written advert must state an asking rent. An agent cannot invite, encourage or accept an offer above that figure. Between signing and the start date, no more than one month's rent can be taken, and nothing can be taken before signing. Referencing, affordability checks and guarantors are still allowed. Turning down applicants because they have children or receive benefits is now unlawful, and that includes holding back details or refusing viewings.

Rent reviews work differently. Rent can rise once a year, and only through a section 13 notice that gives at least two months' warning. Rent review clauses no longer work. If a tenant challenges an increase, the tribunal cannot set a rent higher than the landlord proposed. When a tenant asks to keep a pet, the landlord has an initial 28 days to answer and must give valid reasons for saying no. Agents carry these decisions out for landlords, so the paperwork usually falls to them.

Who gets fined when things go wrong?

The agent can be fined as well as the landlord. Government guidance says anyone acting for a landlord can be liable, and councils can fine letting agents directly. Breaches carry a penalty of up to £7,000. Examples include writing an end date into a tenancy, ending a tenancy verbally, or failing to issue the required written terms. An agent who manages a property had to give existing tenants the government Information Sheet by 31 May 2026.

The more serious offences carry penalties of up to £40,000 as an alternative to prosecution. They include reletting or remarketing during the 12-month restricted period, knowingly using a ground that cannot succeed, and repeat or continuing breaches. An agent has 28 days to make representations before a council issues a final notice, then 28 days to appeal to the First-tier Tribunal.

What has not started yet?

The private rented sector database begins rolling out region by region from 15 December 2026, starting in the West Midlands. Landlords of assured or regulated tenancies must register themselves and each property. The NRLA reports a fee of £65 per property per year and a three-month window for each region, with every landlord registered by 14 November 2027. It also reports that agents cannot register for a landlord. In a later stage, an advert will need the landlord's and the property's database identifiers before the property can be marketed.

The PRS Landlord Ombudsman is still to come. Government expects to make landlord membership mandatory in 2028, once an administrator has been appointed and the service has had time to scale up. The reforms reach the social rented sector in 2027. Awaab's Law and the Decent Homes Standard for private renting have no dates yet and depend on consultation. Plans to let the Valuation Office decide rent challenges need new legislation first.

Pay

United Kingdom (25th to 75th percentile)

£27,500–42,700

London

£32,700–50,700

South East

£27,600–42,800

North West

£25,800–39,900

North East

£24,200–37,500

GBP a year, before tax. Lettings pay ranges are based on Office for National Statistics Annual Survey of Hours and Earnings, April 2026 (provisional), brought up to the current year with a wage index. Regional figures are modelled. Commission, branch size and whether you manage properties or only let them all move the figure. Refer to the Lettings salary guide for figures from live adverts.

What you need

Periodic tenancies onlyNew private tenancies in England must be assured periodic tenancies. Writing in a fixed end date is a breach that can cost up to £7,000.
Asking rent in every advertWritten adverts must state a rent. Agents must not ask for, encourage or accept offers above it.
One month's rent in advance, at mostUp to one month's rent can be taken after signing and before the tenancy starts. Nothing can be taken before signing.
Section 13 for rent risesRent can go up once a year, with at least two months' written notice. Rent review clauses cannot be used.
Written terms and Information SheetNew tenancies need prescribed information in writing. For tenancies that existed before 1 May 2026, the Information Sheet was due by 31 May 2026.
No discriminationIt is unlawful to put off or turn away applicants because they have children or receive benefits.
Database identifiers (coming)Once the database is fully running, a property cannot be marketed without active entries for the landlord and the property, and adverts must show both identifiers.

Across the UK

England	The Renters' Rights Act 2025 tenancy reforms apply to private tenancies in England. Phase 1 has applied since 1 May 2026, and the database rolls out from 15 December 2026.
Wales, Scotland and Northern Ireland	These tenancy reforms do not apply. Agents there work under separate national systems.

How to get there

27 Oct 2025Royal AssentThe Renters' Rights Act 2025 became law.
27 Dec 2025Council powersNew investigatory and enforcement powers for local councils came into force.
1 May 2026Phase 1 tenancy reformSection 21 abolished, periodic tenancies, rent increase rules, ban on rental bidding and large rent in advance, anti-discrimination rules, pet requests.
31 May 2026Information Sheet deadlineExisting tenants had to receive the government Information Sheet, and written terms if their tenancy was verbal.
15 Dec 2026 to 2027Database rolloutRegional registration on the 'Register your rental property' service, starting in the West Midlands.
2028Landlord ombudsmanMandatory landlord membership of the PRS Landlord Ombudsman is expected once the service is ready.

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Questions people ask

Can a landlord still serve a section 21 notice?

No. Section 21 was abolished for private tenancies in England on 1 May 2026. Landlords must now use a section 8 notice on a valid ground, such as sale, moving in, rent arrears or anti-social behaviour.

Can a letting agent still offer a 12-month fixed term?

No. Since 1 May 2026, private assured tenancies run on a rolling basis, and tenants can leave with two months' notice. Claiming to let on a fixed term is a breach that can bring a fine of up to £7,000.

Can I accept an offer above the asking rent if the tenant volunteers it?

No. Agents and landlords must not ask for, encourage or accept any offer above the advertised rent. This applies even when the applicant makes the higher offer unprompted.

Can agents register landlords on the new database?

The NRLA reports that agents cannot register properties for a landlord, so the landlord must do it. Propertymark and the Lettings Industry Council have asked for delegated access for agents.

Does the landlord ombudsman replace an agent's redress scheme?

No. The PRS Landlord Ombudsman will handle tenants' complaints about landlords, and government expects landlord membership to become mandatory in 2028. Agents' own redress duties are a separate requirement.

How much can agents be fined under the Act?

Councils can fine agents as well as landlords. Breaches carry up to £7,000. The more serious offences, such as remarketing during the 12-month restricted period, carry up to £40,000 as an alternative to prosecution.

How has the Renters' Rights Act changed the letting agent's job?