For many landlords, tenancy practice has changed in small but noticeable ways. The new tenancy rules for landlords, introduced under the Renters’ Rights Act, took effect on 1 May 2026. Several months in, the practical effects of the changes are becoming clearer. Paperwork looks different. Conversations with tenants start earlier, and decisions are documented more carefully.
The Renters’ Rights Act reshapes how tenancies start, how rent changes happen, how pet requests get handled, and how possession works when it becomes necessary.
This is not a story of landlords losing control. It is a story of landlords building new steps into routines they already know well. Four areas show the change most clearly: how tenancies begin, how the landlord-tenant relationship runs day to day, how rent and pet decisions get made, and how landlords plan ahead.
Related: The landlord rulebook has changed. Has your property strategy changed too?
Starting and structuring tenancies under the new tenancy rules
New tenancies now begin on a different footing. Fixed terms have gone, and the starting point for most new tenancies is the assured periodic tenancy.
The assured periodic tenancy as the default
Tenancies now run periodically, usually monthly, with no fixed end date. They continue until the tenant gives notice or the landlord uses a valid Section 8 ground for possession.
This removes the need for fixed-term renewals, but existing legal duties still apply, including gas and electrical safety requirements and deposit protection.
What landlords needed to do for existing tenancies
For tenancies already running before 1 May 2026, landlords generally did not need to issue a new written agreement. The existing agreement could remain in place, but eligible landlords needed to provide tenants with the Renters’ Rights Act Information Sheet explaining how the changes affected their tenancy.
Keeping a clear record of when the Information Sheet was provided is also important. It helps landlords show that they completed the required transition step and provides a useful record if questions arise later.
Related: Selling your rental property or moving back in: what landlords need to know before ending a tenancy
Managing the landlord-tenant relationship
Good tenancy management has always relied on communication. Under the new framework, keeping clear records of communication is more important to several tenancy processes.
- Keep written records of rent discussions, repair requests, tenant queries and other important communication throughout the tenancy.
- Confirm key decisions and agreements in writing, creating a clear record if questions or disagreements arise later.
- Section 21 can no longer be used, so landlords must follow the correct Section 8 possession process.
- Landlords must use a valid Section 8 ground, such as selling, moving in or serious rent arrears.
- Each Section 8 ground has its own notice period and evidence requirements, so landlords should check these before serving notice.
Related: Letting agents vs landlords: who does what under the PRS Database and Ombudsman expectations?
Rent, pets and property decisions under the new rules
Rent can only be increased once a year through the Section 13 process using Form 4A, with at least two months’ notice. Older rent review clauses no longer apply, and tenants can challenge a proposed increase at the First-tier Tribunal. Landlords should therefore allow enough time for the notice period and any potential challenge.
Tenants can request permission to keep a pet at any time, and landlords must normally respond in writing within 28 days. Any refusal must be based on reasonable grounds rather than a blanket policy. Keeping a simple pet request policy can help landlords respond consistently, considering factors such as property size, building rules and the type of pet.
Related: Letting with Pets: A Landlord’s Guide to the Renters’ Rights Act 2025
Building the new requirements into everyday management
A short checklist can help self-managing landlords keep pace with the reforms:
- Confirm every existing tenancy has received the Renters’ Rights Act Information Sheet, where it was required.
- Update rent review processes to run through Section 13 with the correct two-month notice period.
- Review possession grounds under Section 8 before serving any notice.
- Set a clear, written process for handling pet requests within the 28-day window.
- Keep a dated record of tenant communication, including requests, responses and any agreed changes.
Treat this as a working document and update it as requirements and processes change. Regular reviews can help landlords spot and address small gaps before they become bigger issues.
Keeping property management on track
Some landlords are comfortable managing the changes themselves, while others may want extra guidance, particularly around rent reviews or possession. Northwood can help landlords keep their paperwork and processes in line with the current rules. This support can be flexible, from a one-off paperwork review to ongoing help with rent reviews, pet requests or possession cases. It gives landlords practical help where they need it without necessarily handing over full management.
The Renters’ Rights Act has changed several day-to-day processes for landlords. Building these requirements into existing routines can make them easier to manage. Speak to your local Northwood branch today for practical support with the new tenancy rules.
