The Renters' Rights Hub for landlords
Section 21 has gone. Every tenancy in England is now periodic. This is the complete resource centre for London and Essex landlords: what the Renters’ Rights Act 2025 changed, what is still to come, and how our Corporate Lease model keeps landlords outside the legislation altogether.
Free valuation, no obligation. Or speak to the team on 0208 983 4444.
Where the legislation stands
Three phases. One is live, two are coming.
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and is being commenced in stages. The tenancy reforms landed on 1 May 2026. The compliance infrastructure and property standards follow.
You are here
Phase 1: tenancy reform
Live since 1 May 2026
- Section 21 abolished, possession only through revised Section 8 grounds
- All tenancies periodic, fixed terms prohibited
- Rent increases only by Form 4A, once every 12 months
- Rental bidding banned, advance rent capped at one month
- Written statement of terms required for every tenancy
Phase 2: registration and redress
From late 2026 into 2028
- PRS Database rolls out by region as “Register your rental property”
- Landlord and property registration numbers, annual fee to be confirmed
- Registration required before certain Section 8 grounds can be used
- PRS Landlord Ombudsman follows, mandatory membership expected 2028
Phase 3: property standards
2030 to 2037
- EPC C required under MEES by 2030
- Decent Homes Standard extended to the private rented sector
- Awaab’s Law timeframes for damp, mould and serious hazards
- Housing Health and Safety Rating System updated
Phase 1 in practice
Six changes already affecting your income
These rules apply to every assured tenancy in England today, including agreements signed years before the Act.
No more no-fault possession
Section 21 is gone. Regaining your property now means proving a statutory ground in court, with the evidence to support it.
Every tenancy rolls
Fixed terms are unlawful. Tenants can leave on two months' notice from day one, so income beyond that window is never certain.
Rent reviews are restricted
One increase per 12 months, served on Form 4A with two months' notice, and open to challenge at the First-tier Tribunal.
Bidding and advance rent banned
You must advertise a set rent and cannot accept more. No more than one month's rent may be required up front.
Selection rules tightened
Blanket bans on benefit recipients or families with children are unlawful, and pet requests cannot be unreasonably refused.
Penalties have teeth
Councils can issue civil penalties without going to court, and rent repayment orders now reach up to two years' rent.
Explore the hub
Twenty-two guides, grouped by what you need to do
Start with the legislation, work through compliance, then use the tools. Every guide is written for landlords, not lawyers.
01
Understanding the Act
What the law says and what it means for your portfolio.
- Renters' Rights Act explained
- EPC and energy efficiency rules
- Policy and legislation updates (coming soon)
02
Compliance essentials
The paperwork, certificates and checks that keep you legal.
- Landlord compliance checklist
- Gas, electrical and fire safety
- Right to Rent checks
- Deposit protection and disputes
- Maintenance, inspections and Awaab's Law (coming soon)
03
Managing under the new rules
Day to day tenancy management once Section 21 has gone.
- Managing tenants effectively
- Ending a tenancy legally: Section 8
- Complaints, mediation and the Ombudsman (coming soon)
- Rent arrears and the three month threshold (coming soon)
04
Money and market
Protecting the numbers behind the property.
- Landlord insurance essentials (coming soon)
- Landlord tax and allowable expenses (coming soon)
- UK rental market insights (coming soon)
- London rental trends (coming soon)
05
Tools and resources
Templates, calculators and answers you can use today.
- Downloadable resource library (coming soon)
- Interactive tools and calculators
- Ask an expert
- Events and webinars (coming soon)
- Newsletter sign up (coming soon)
- Partner with Elliot Leigh (coming soon)
Start here
Not sure where to begin?
Most landlords start with the compliance checklist to see where they stand, then use the calculator to compare their current net income against a guaranteed figure.
The exposure
What non-compliance now costs
Enforcement no longer depends on a court hearing. Local authorities can issue civil penalties directly, and tenants have expanded grounds to reclaim rent.
£7,000
Civil penalty for initial breaches, including attempting to grant a fixed term.
£40,000
Penalty for serious, persistent or repeat non-compliance.
2 years
Maximum rent a tribunal can order repaid to a tenant, doubled under the Act.
33.8 weeks
Average wait from claim to possession in the county court backlog.
The alternative
Why our landlords are outside all of this
Elliot Leigh does not manage your Assured Shorthold Tenancy. We replace it. Under a Corporate Lease Agreement, Elliot Leigh becomes your tenant, and the agreement between us is a commercial lease between two businesses. The Renters’ Rights Act governs assured tenancies, so it does not govern your arrangement with us.
| UNDER THE NEW RULES | LETTING ON AN ASSURED TENANCY | ELLIOT LEIGH CORPORATE LEASE |
|---|---|---|
| Legal basis | Assured periodic tenancy, governed by the Housing Act 1988 as amended | Commercial lease between you and Elliot Leigh |
| Getting your property back | Section 8 grounds only, proven in court with supporting evidence | Defined contractual end date, agreed at the outset |
| Income if the occupier stops paying | Rent stops, arrears accrue while you build a case | Paid in full on the same date every month |
| Income during voids | Nothing, plus council tax and utilities | Paid in full, and we cover council tax and utilities |
| Rent increases | Once a year, Form 4A, open to tribunal challenge | Fixed by contract for the full term, no tribunal exposure |
| Notice you can rely on | Tenant may leave on two months' notice at any point | Fixed term of 2 to 5 years |
| Certification and compliance | Your responsibility, at your cost | Managed by us, including gas, electrical and EPC |
| PRS Database and Ombudsman | Registration and membership required as they roll out | Handled by us as the operating tenant |
| Repairs and maintenance | Your responsibility, on Awaab's Law timeframes | Our in house team, 24/7, minor repairs included |
The alternative
Renters' Rights Act FAQs
Is the Renters' Rights Act already in force?
Partly. The tenancy reforms in Part 1 came into force on 1 May 2026, which is why Section 21 no longer exists and every assured tenancy is now periodic. The PRS Database and the Landlord Ombudsman follow from late 2026 onwards, and the property standards measures run from 2030.
What happened to my existing tenancy agreements?
Every assured shorthold tenancy converted automatically to an assured periodic tenancy on 1 May 2026, whether it was signed last year or a decade ago. The tenancy continues as the same tenancy, but the fixed term no longer has effect.
Can I still evict a tenant?
Yes, but only on one of the statutory Section 8 grounds and only with evidence. Common grounds include serious rent arrears at three months, sale of the property, a landlord or close family member moving in, and anti social behaviour. Notice periods vary by ground and several grounds cannot be used in the first 12 months of a tenancy.
How do I increase the rent now?
Only through the Section 13 process, using Form 4A, once every 12 months, with two months’ notice. Rent review clauses in tenancy agreements no longer have effect, and the tenant can ask the First-tier Tribunal to decide whether your proposed rent reflects the market.
Do I have to register on the PRS Database yet?
Not yet. The service, now called “Register your rental property”, was tested with landlords during 2026 and begins its regional rollout from late 2026. Once live in your area, registration becomes mandatory, carries an annual fee, and is a prerequisite for using certain possession grounds.
Does any of this apply to a guaranteed rent agreement?
No. The Renters’ Rights Act regulates assured tenancies. A Corporate Lease Agreement with Elliot Leigh is a commercial lease between two companies, so Section 21 abolition, periodic tenancy rules, Form 4A rent procedures and the new possession regime do not apply to your agreement with us. We take on the compliance obligations as the operating tenant.
What does Elliot Leigh charge for this?
Nothing. There are no management fees, no commission and no set up costs. We agree a fixed monthly rent with you, and our margin comes from the difference between that figure and what we recover from the property. You can get an indicative figure in under a minute using the rent calculator.
Landlords: Start your Guaranteed Rent journey here
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