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Confused by the Renters’ Rights Act? Discover the facts behind five common myths and understand what the changes really mean.
Prefer to watch? Press play on the video above for a quick overview or keep reading for the complete guide.
The Renters’ Rights Act introduces significant changes to the private rented sector, and with any major legislation comes speculation, misunderstanding and misinformation.
This guide addresses five of the most common myths surrounding the Act and explains what the changes mean for landlords in practice.
If you have questions about how the legislation affects your property or portfolio, speak to your local lettings centre for advice tailored to your circumstances.
This is not correct.
The Renters’ Rights Act provides landlords with clear routes to regain possession when legitimate grounds exist. The legislation is designed to create greater consistency and transparency within the rental sector, rather than remove landlords’ rights.
Landlords can still seek possession where tenants fall into rent arrears. However, the arrears threshold increases from two months to three months, while notice periods increase from two weeks to four weeks.
The legislation also strengthens possession grounds relating to serious antisocial behaviour and criminal activity.
While some procedures are changing, landlords continue to have legal mechanisms available to protect their investment property when necessary.
This is another common misconception.
Landlords can still regain possession if they intend to move back into the property themselves or if an immediate family member intends to occupy the property as their main residence. Landlords can also regain possession if they wish to sell the property.
The legislation introduces a protected period for tenants. Notice can only be served after the first eight months of a tenancy, followed by a four-month notice period.
The key requirement is that the reason for possession must be genuine and supported by appropriate evidence.
This is not the case.
The Renters’ Rights Act does not introduce rent caps that prevent landlords from achieving market rent.
Landlords can continue to increase rent once each year using the Section 13 process, provided the increase reflects current market conditions. Two months’ notice must be given and landlords should be able to support the proposed increase with local market evidence.
Accurate rent pricing remains important. Landlords who regularly review local market conditions and maintain their properties to a good standard are likely to be in a stronger position when reviewing rental values.
This is only partly true.
Tenants have the right to request permission to keep a pet, and landlords are expected to consider requests reasonably. However, landlords retain the ability to assess requests based on the circumstances of the property and tenancy.
For example, leasehold restrictions may prohibit pets altogether. Where a freeholder does not permit pets, those restrictions continue to apply.
While pet insurance cannot be made mandatory, landlords may recommend suitable insurance products to help protect against accidental damage and provide additional reassurance.
The legislation aims to create a balanced approach that considers both tenant needs and property suitability.
This is incorrect.
The Renters’ Rights Act introduces safeguards to ensure possession grounds are used appropriately.
Where a landlord regains possession because they intend to sell the property or because an immediate family member intends to move in, restrictions apply to re-letting the property. In these circumstances, the property cannot be re-let for 12 months.
These restrictions are designed to ensure that sale and occupation grounds are used for genuine reasons rather than as a method of removing tenants before re-letting at a higher rent.
Before serving notice, landlords should ensure they are confident in their future plans and understand the implications of the possession ground they intend to use.
The Renters’ Rights Act has now received Royal Assent and the implementation process is being introduced in stages. The first tenancy reforms are expected from 1 May 2026, with further measures following thereafter.
Understanding the legislation early gives landlords time to review their procedures, update documentation and ensure they remain compliant.
The Renters’ Rights Act introduces new requirements, but it also provides greater clarity around many areas of tenancy management.
If you have questions about how the legislation affects your property, or if you would prefer professional support managing compliance obligations, speak to our team today.
Many landlords are also exploring Fully Managed services to help oversee compliance, tenancy administration, maintenance coordination and changing legal requirements, allowing them to remain invested in property while reducing the day-to-day management burden.
Yes. Landlords can regain possession to sell a property, provided the correct legal process is followed.
No. A 12-month re-letting restriction applies where possession is obtained using the sale or occupation grounds.
Selecting the right agent for you should not be a difficult decision. Although you may find agents ability to deliver expert support, long-term, can vary. As a Landlord, you need to trust the agent to guide you through every step of the lettings process and manage your property once a tenant moves in. This is particularly important given the amount of new government legislation frequently introduced. Many carry hefty fines for non-compliance. The wrong choice can be costly, so please consider an agency's reputation carefully.
Over-valuing and setting an unrealistic rental price will cost you money. Rental prices can change almost weekly. So your chosen agent must demonstrate their knowledge regarding comparable properties competing for the tenant demand in the local area at the time of placing your property on the market. An agent with a high turnover of rental properties will show you recently let properties and the rent agreed. This will ensure a successful let within your specified timeframe and avoid an empty property.
With so many properties on the market, differentiating yourself from the competition is vital. Fantastic photos – perhaps utilising wide-angle and enhanced images – will help your property stand out on Rightmove & Zoopla. To maximise the interest, avoid agents that solely rely on the internet for tenant enquiries. Instead, choose an agent that combines excellent marketing with a proactive lettings team, who will utilise their rich database of tenants to maximise the interest in your property.
When it comes to advertising online, there are good, bad & ugly techniques like any marketing channel. Agents with an in-depth understanding of tenant behaviour whilst on property websites are at a distinct advantage. A strategic plan is strongly advised, instead of posting the advert and sitting back & waiting. Tie this with creating urgency before and on the viewings will give you the best chance of success.
Continual communication from the outset is key. Knowing how much activity your property has gained allows you to make informed decisions. It can be the difference between a let or a void period. Choose an agent committed to providing regular updates about the level of interest and feedback from prospective tenants.
It is your property; it is, therefore, your choice who lives there. Sometimes this may not be the person offering the highest rent. An open discussion with your agent about your preferences allows you to stay in control.
There are over 100 pieces of legislation that must be adhered to before a move-in takes place. Many of these carry hefty fines for non-compliance. Ensuring your agent informs you or actions them on your behalf means you will be protected before, during and after the tenancy.
Once let, and under property management's watchful eye, the information they provide from regular inspections is essential to the tenancy term's smooth running. These will help ensure your property is being cared for in the way you would wish. It also allows you to address any maintenance issues quickly and effectively to uphold the property's condition. Access to an online landlord portal will provide 24/7 visibility.
It is vital to ensure you retain all records, documents and statements relating to the tenancy. This not only protects you and your property against any damage once returned post-tenancy but helps with any personal tax obligations. These are now securely stored in an agent's online portal for easy access.
We genuinely care for customers, whether you are a current customer or thinking about using our services. Advice is always available from our Lettings Specialists. If there is anything you wish to discuss, please feel free to contact us. We can also help landlords looking to expand their portfolio, considering equity release or reducing your monthly outgoings, perhaps via a re-mortgage. Buy-to-let experts and Financial Advisers are available throughout the Robinson Jackson Group.
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