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Renters' Rights Frequently Asked Questions 2026

Comprehensive answers to frequently asked questions about the UK Renters' Rights Act. Covering Section 21 abolition, Section 8 notices, tenant protections, rent increases, and more.

68 Questions Answered17 Categories

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Section 21 & Section 8 Notices

Rent Arrears & Eviction

Selling & Re-letting Restrictions

Tenancy Agreements

Student Lets

PRS Database & Compliance

Enforcement & Penalties

Decent Homes & Awaab's Law

Rental Bidding Wars

Deposits & Guarantors

Tenant Selection & Discrimination

Rent Increases

Rent in Advance

Pets

Property Inspections

Letting Agent Responsibilities

Courts & Legal Process

Important Legal Disclaimer

This FAQ is provided for general informational purposes only and does not constitute legal advice. While we strive to keep this information up to date, the Renters' Rights Act is subject to implementation timelines and secondary legislation which may affect specific details.

BritishProperty.uk accepts no liability for any actions taken or not taken based on this content. For specific legal advice regarding your tenancy or property, please consult a qualified solicitor or legal professional.

For the most accurate and up-to-date information, please refer to the official Guide to the Renters' Rights Act on GOV.UK.

Renters' Rights Frequently Asked Questions 2026

How can landlords regain possession of their property once Section 21 is abolished?

Can I still serve a Section 21 notice before the new rules come into effect?

What are the new grounds for possession under Section 8?

What notice periods apply to the new Section 8 grounds?

Does the court process for eviction change?

Are there restrictions on when I can use the 'Selling' or 'Moving In' grounds?

Can I serve a Section 8 notice early, so it expires exactly when the 12-month protected period ends?

What happens to Section 21 notices served just before the law changes?

How have the rules for rent arrears evictions changed?

What if the tenant owes less than 3 months' rent?

Apart from a court order, are there other ways to remove a tenant?

How do I prove a tenant has breached their agreement?

What evidence is needed for damage to the property?

If I evict a tenant to sell the property, am I banned from re-letting it?

Can a tenant stay longer than the 4-month notice period if we agree?

Can I evict a tenant to renovate the property?

What if I want to move back into my own property?

What happens to fixed-term tenancies?

Does my existing fixed term continue until the end date?

Do existing tenancy terms still apply after conversion?

What clauses are no longer allowed in tenancy agreements?

What new information must be in the tenancy agreement?

Is a written tenancy agreement mandatory?

When does the 12-month 'protected period' start for converted tenancies?

How do the changes affect student landlords?

What is Ground 4A for student properties?

Can I evict students during the summer holidays?

Can international students still pay rent upfront?

What about Purpose Built Student Accommodation (PBSA)?

Do agents need to register on the new PRS Database?

Is there a fee for the PRS Database?

Does this replace Selective Licensing?

Who is responsible for the data accuracy?

Can agents charge for registering landlords?

Must every property be registered individually?

Who enforces the new rules?

What are the penalties for non-compliance?

Is there a blacklist for bad tenants?

What is Awaab's Law?

Am I liable if the mould is the tenant's fault?

What is the Decent Homes Standard for private rentals?

Does the Act ban rental bidding?

How should I set the rent price?

What if a tenant voluntarily offers more?

Can I use 'Guide Price' or 'Offers Over'?

Are deposit rules changing?

Can I ask for a guarantor?

Can I choose the tenant with the best income?

Can I meet tenants before deciding?

Can I refuse a tenant on benefits?

Are 'No Children' bans allowed?

Is 'Female Only' advertising legal?

How often can I increase the rent?

Can I put a rent review clause in the contract?

How much notice must I give for a rent increase?

What if the tenant disagrees with the increase?

Can I ask for 6 months' rent in advance?

What if the tenant offers to pay upfront?

Do I have to refund rent paid in advance before the Act started?

Can I refuse a tenant with a pet?

Can I charge extra for pets?

What if the pet damages the property?

Can I still inspect the property?

Can I conduct viewings while the tenant is living there?

What do letting agents need to do?

Do agents need a solicitor for evictions?

Will the courts be able to cope with more Section 8 cases?

Why is the court workload expected to increase?

Important Legal Disclaimer