Renters Rights Act: April 2026 update
The Renters Rights Act, which received Royal Assent in 2025, continues its phased implementation throughout 2026 with April bringing further clarifications and enforcement developments.
Both landlords and tenants need to understand current requirements, upcoming changes, and how these affect existing and new tenancies.
Section 21 abolition now complete
The abolition of Section 21 no-fault evictions is now fully in effect. Landlords can only pursue possession using specific Section 8 grounds including property sale, landlord or family occupation, major renovation works, serious rent arrears, or antisocial behaviour.
Each ground requires specific evidence and proper procedures. Mandatory grounds where courts must grant possession if conditions are met include substantial rent arrears and serious antisocial behaviour. Discretionary grounds allow judicial consideration of circumstances before deciding whether possession is appropriate.
Protection against retaliatory eviction has strengthened substantially. Landlords cannot use possession procedures against tenants who have reported repairs, contacted local authorities about conditions, or exercised their rights without facing serious legal consequences.
Rent increase restrictions in force
Rent increases are now limited to once annually maximum for all tenancies. Landlords must follow proper procedures including providing adequate notice and using prescribed forms when proposing increases.
Tenants can challenge excessive increases through the First-tier Tribunal, which determines appropriate rents based on comparable properties and current market conditions. Well-justified increases reflecting genuine market evidence typically withstand scrutiny, whilst arbitrary rises risk tribunal reductions.
The burden of proof lies with landlords to demonstrate proposed increases reflect fair market rates rather than exploitative pricing taking advantage of tenant circumstances or limited mobility.
Decent Homes Standard enforcement begins
Local authorities are beginning active enforcement of the Decent Homes Standard for private rentals. Properties must be free from serious hazards, have reasonably modern facilities, provide adequate heating and insulation, and maintain good structural repair.
Environmental health officers can inspect properties, issue improvement notices, and impose financial penalties for non-compliance. Rent repayment orders become available when landlords fail addressing serious hazards or maintaining required standards.
Landlords should assess properties against these standards proactively, identifying deficiencies requiring attention before enforcement action becomes necessary. Properties failing standards face intervention regardless of whether tenants complain.
Enhanced repair obligations
Landlord obligations to respond to repair requests face strengthened enforcement through clearer timescales and enhanced tenant recourse. Emergency repairs affecting safety or habitability require immediate attention within 24 hours. Urgent repairs including heating failures need addressing within three to five days. Routine repairs warrant attention within two to four weeks.
Documentation proves essential. Landlords must maintain comprehensive records of repair requests, responses, and completed works protecting positions during disputes or enforcement proceedings.
Discrimination protections active
Enhanced protections preventing discrimination against benefit recipients and families with children are now enforceable. Blanket refusals of these groups breach regulations, exposing landlords to legal challenges and financial penalties.
Tenant selection must be based on ability to pay rent rather than income source or family composition. Review advertising language and selection criteria ensuring compliance with these strengthened protections.
Deposit protection requirements unchanged
Existing deposit protection requirements remain in force with enhanced provisions for faster returns when tenancies end. Landlords must provide detailed evidence justifying deductions, with tightened timescales preventing unnecessary retention whilst deciding claims.
Upcoming implementation phases
Further provisions take effect later in 2026 including additional property standard requirements and enhanced enforcement mechanisms. Stay informed about ongoing implementation ensuring preparation for each phase before requirements become mandatory.
Compliance creates opportunities
Professional landlords maintaining high standards already operate largely within new requirements. Enhanced enforcement raises minimum standards sector-wide, potentially reducing competition from poorly managed properties.
Properties meeting Decent Homes Standards, managed responsively with fair rent reviews and proper maintenance, attract and retain quality tenants. Compliance becomes competitive advantage as enforcement removes substandard competition.
Tenant awareness increasing
Tenants become increasingly aware of enhanced rights through media coverage, advice services, and local authority campaigns. This awareness means non-compliant landlords face greater reporting likelihood as tenants understand protections and enforcement mechanisms.
Professional support proves valuable
Managing agents experienced with evolving regulations ensure compliance whilst handling day-to-day tenancy management. Legal advice from property solicitors helps navigate complex requirements, particularly regarding possession procedures where mistakes prove costly.
Looking forward strategically
The Renters Rights Act represents substantial change requiring ongoing adaptation. Landlords committed to professional operation can navigate requirements successfully whilst maintaining profitable portfolios through quality provision and regulatory compliance.
Contact us to ensure compliance with latest Renters Rights Act requirements
This article was originally published by BriefYourMarket and is reproduced here with their permission.
For more company news and insights from Pygott & Crone, click here
Latest news
Understanding rent reviews and increases
The Renters' Rights Act 2025 introduced a clear and structured framework for rent increases in England's private rented sector that every tenant should understand.
Mortgage rates and refinancing decisions
Mortgage rates continue to be one of the biggest considerations for homeowners, buyers and landlords planning their next move.
Price your home right: The foundation of success
Every detail in a property sale—from photography and listing descriptions to viewings and negotiations—operates within the framework created by the asking price.
First-time buyer essentials: What you need to know
First-time buyers accounted for approximately 36% of all mortgaged property purchases in the UK in 2025, making them the largest single group of buyers in the market.
