Renters' Rights Act: An Operational Guide for Letting Agents
The first phase of the Renters' Rights Act is now in force, bringing the biggest shake-up to the private rented sector in a generation. This guide walks letting and estate agents through the key changes, from the abolition of Section 21 to the upcoming landlord registration database, and explains what to update in your day-to-day processes.
Why this matters to your agency right now
The Renters' Rights Act has cleared Parliament and its first provisions are in force. For letting and estate agents, this is not a distant regulatory change to monitor. It directly affects how you take on new instructions, draft tenancy agreements, advise landlords, and handle possession cases. Getting this wrong exposes your clients (and your agency) to significant legal and financial risk. Here is a clear, practical summary of what has changed and what you need to do.
Section 21 is gone: what landlords must understand
The so-called 'no-fault eviction', served under Section 21 of the Housing Act 1988, has been abolished. Landlords can no longer end a tenancy simply by giving notice without stating a reason. Every possession claim must now rely on a specified ground under Schedule 2 of the Act.
Two grounds that will come up frequently in your appraisal conversations are:
Selling the property: A landlord who wants to sell must wait until at least 12 months into the tenancy before serving notice on this ground. They must then give the tenant four months' notice and be able to demonstrate genuine intent to sell, for example, by listing the property within three months of the tenant vacating. If the property is not put on the market, the tenant may have grounds to challenge or seek compensation.
Moving back in (owner-occupation): Similar protections apply. The landlord or a close family member must genuinely intend to occupy the property, and the same 12-month protected period applies at the start of a tenancy.
When you advise a landlord who may want to sell within the next year or two, this timeline must be part of the conversation upfront, not a surprise later. Adjust your standard landlord appraisal scripts accordingly.
Periodic tenancies and the end of fixed-term ASTs
All new assured tenancies are now periodic from the outset, meaning they roll on a monthly basis with no fixed end date. There are no more standard 12-month fixed-term assured shorthold tenancies (ASTs) for residential lettings. Existing fixed-term tenancies convert to periodic tenancies when they expire.
For tenants, this means greater security of tenure. For landlords, it means possession relies entirely on valid grounds. Update your tenancy agreement templates and make sure any pre-printed fixed-term wording is removed or amended. If you use a solicitor or specialist legal firm to draft agreements, instruct them to review all standard documents now.
Rent increases and the ban on bidding wars
Landlords may now only increase rent once per 12 months, and must use the statutory Section 13 notice procedure to do so. Tenants can challenge any increase they consider above market rate at the First-tier Tribunal.
Equally important for agents: rental bidding wars are banned. You must not invite or accept offers above the advertised asking rent. A property must be listed at a fixed price, and you cannot encourage prospective tenants to compete by offering more. Review your letting negotiation processes and brief your front-of-house staff clearly. This is not a grey area.
Landlord registration: prepare your clients now
A mandatory national landlord registration database, the Register Your Rental Property Service, is due to open in December 2026. All private landlords in England will be required to register. Failure to do so can result in a fine of up to £40,000.
This is a significant compliance burden for landlords with multiple properties, and many will look to their agent for guidance. Start flagging this in onboarding conversations now, even though registration is not yet open. Consider adding a standing agenda item in your annual landlord review letters so clients are not caught off guard.
Updating your agency processes and documentation
Here is a practical checklist of what to review internally:
Landlord onboarding pack: Add a plain-English summary of the Act's key changes, including possession grounds, notice periods, and the 12-month protected period.
Tenancy agreements: Remove fixed-term structures; ensure all new agreements are periodic from day one.
Standard letters: Update any possession, rent review, or notice templates to reflect new statutory requirements and notice periods.
Appraisal conversations: If a landlord says they may want to sell, discuss the 12-month rule, the four-month notice requirement, and the evidence of genuine intent before they commit to letting.
Staff training: Ensure all negotiators understand the bidding war prohibition and can explain periodic tenancies clearly to both landlords and tenants.
Also keep an eye on the proposed new Code of Practice for residential property agents, which is expected to set out conduct standards for letting and estate agents operating in England. While it has not yet been enacted, the direction of travel is clear: greater accountability and transparency across the sector. Engaging with trade bodies such as Propertymark or ARLA will keep you ahead of the detail as it emerges.
Practical takeaway
The Renters' Rights Act reshapes the foundation of residential lettings in England. Your value to landlord clients right now is in being the person who explains these changes clearly, helps them plan around the new possession timelines, and keeps their portfolio legally compliant. Review your documentation, brief your team, and speak to your legal advisers about any bespoke agreement templates. Do not wait for a possession dispute to discover a gap in your process.
About this article: written by the Agreed team. We publish honest, hands-on guides on UK property based on what our associates and developer partners are actually doing day-to-day. Spot something out of date or wrong? Tell us via the contact page.