Renters' Rights Act 2026: The Complete Guide for UK Landlords

What is the Renters' Rights Act 2026?

The Renters' Rights Act 2026 (RRA 2026) is landmark legislation that fundamentally restructures the legal relationship between landlords and tenants in England. It abolishes Section 21 no-fault evictions, ends fixed-term tenancies, introduces a duty to consider pet requests, and requires landlords to serve a new statutory Information Sheet on every tenant.

The Act came into force in 2026 and applies to all new tenancies from commencement. Existing fixed-term tenancies convert to periodic tenancies at the end of their current term.

Key changes landlords must understand

1. Section 21 is abolished

Section 21 no-fault evictions no longer exist. You cannot serve a Section 21 notice on any tenant, regardless of when the tenancy started. All possession proceedings now require a Section 8 notice using the new Form 3A, with valid statutory grounds.

This is the single biggest change in the Act. If you relied on Section 21 as a backstop, you now need to understand the Section 8 grounds in detail.

What to do: Familiarise yourself with Section 8 grounds, particularly Ground 8 (mandatory possession for 13+ weeks of arrears), Ground 10 (some rent unpaid), and Ground 11 (persistent late payment).

2. Fixed-term tenancies are abolished

All new tenancies are periodic from day one. There are no fixed end dates. Tenants can leave by giving two months' written notice at any time.

Existing fixed-term tenancies run to the end of their current term, then automatically become periodic under the new regime.

What to do: Review your tenancy agreements. Any future tenancies should be drafted as periodic from the outset with no fixed end date clause.

3. The duty to consider pet requests

Landlords must consider all written pet requests and respond within 28 days. You cannot simply refuse without reason. Acceptable grounds for refusal include a building lease that prohibits pets, a property that is genuinely unsuitable (e.g. a bedsit), or demonstrable evidence of allergies among other occupants.

Refusing without reasonable grounds is actionable by the tenant at the First-tier Tribunal.

What to do: Log every pet request in writing. Respond within 28 days. Document your decision and the reason for it. If you approve, consider requesting a pet damage insurance policy and attach conditions to the approval.

4. The RRA 2026 Information Sheet

Landlords must serve the official government Information Sheet on every tenant at the start of the tenancy and on existing tenants by the Act's commencement date. Failure to serve this document is a compliance breach that can affect your ability to serve a valid Section 8 notice.

What to do: Serve the Information Sheet on all tenants as soon as possible. Keep a record of the date it was served and how (email, post, or in person). STEMHQ records this automatically when you use the one-click service feature.

5. Retaliatory eviction protections are strengthened

If a tenant complains about disrepair or hazards and you serve a notice within a retaliatory period, a court may dismiss the possession claim. The new Act expands these protections and gives the First-tier Tribunal greater powers to penalise landlords who use eviction as a tool to silence complaints.

What to do: Log all maintenance requests and respond to them promptly. A documented repair history is your best defence against a retaliatory eviction allegation.

What landlords must have in place from day one

For any Section 8 notice to be valid, you must be able to evidence all of the following before serving it:

• Tenancy deposit protected within 30 days of receipt, with Prescribed Information served on the tenant
• Gas Safety certificate (current, within 12 months) served on the tenant before moving in and within 28 days of each annual renewal
• EICR (Electrical Installation Condition Report) served on the tenant
• EPC (Energy Performance Certificate) rated E or above, served on the tenant
• How to Rent guide (current version) served on the tenant at the start of the tenancy
• RRA 2026 Information Sheet served on the tenant

If any of these are missing or out of date, a court will refuse to hear the possession claim.

How STEMHQ helps landlords stay RRA 2026 compliant

STEMHQ was built specifically for the RRA 2026 era. Key features include:

• Per-tenant statutory compliance checklist tracking all six pre-notice requirements
• Form 3A Section 8 wizard that generates a court-ready notice, verifies the compliance checklist before proceeding, and calculates the earliest possession date
• RRA 2026 Information Sheet service feature with one-click email delivery and automatic service date recording
• Pet Management module (Growth+) with 28-day countdown, decision logging, and audit trail
• Certificate expiry tracking with amber (60 days) and red (expired) alerts across your whole portfolio

Frequently asked questions

Can I still use Section 21 for tenancies that started before the Act?

No. Section 21 is abolished for all tenancies, including those that pre-date the Act. You must use Section 8 Form 3A.

What happens to my existing fixed-term tenancy agreements?

They continue until the end of the fixed term, then automatically convert to periodic tenancies under the new regime.

Do I need to re-serve the How to Rent guide?

If you already have a valid tenancy in place and served the guide at the start, you do not need to re-serve it unless you renew the tenancy on new terms. However, you do need to serve the new RRA 2026 Information Sheet on existing tenants.

What are the penalties for non-compliance?

Non-compliance with the Act can result in a civil penalty of up to £7,000 for a first offence and up to £40,000 for repeat breaches. Courts can also order rent repayment orders (RRO) of up to 12 months' rent.