The Renters’ Rights Act is the biggest shake-up of the private rented sector in over 40 years, and it’s no longer on the horizon — it’s already law. The Act received Royal Assent on 27 October 2025, and the main tenancy reforms came into force on 1 May 2026. If you own a rental property anywhere in Nottinghamshire, whether it’s a single flat in West Bridgford, a family home in Ruddington, or an HMO let to students, these changes apply to you now. At Benwell Daykin, letting agents in Nottingham, we manage properties for landlords across the whole county, and this guide sets out exactly what’s changed and what you need to do about it.
What Is the Renters’ Rights Act?
The Renters’ Rights Act replaces the previous government’s stalled Renters (Reform) Bill and delivers on Labour’s manifesto commitment to overhaul renting in England. It rewrites the relationship between landlords and tenants across the board, covering how tenancies work, how rent can be increased, how landlords can regain possession of their property, and what information landlords must provide. The changes apply to new and existing tenancies alike, so if you’re a landlord with tenants already in place, you’re not exempt just because their agreement predates the Act.
Section 21 “No-Fault” Evictions Have Been Abolished
The headline change is the end of Section 21. Landlords can no longer serve a Section 21 notice to end a tenancy without giving a reason. If you need to regain possession of your property, you’ll now need to rely on one of the grounds set out under Section 8, which has been expanded to give landlords clearer routes to possession — for example, if you want to sell the property, move in yourself, or a family member needs to live there, or if the tenant is in serious rent arrears or breach of tenancy. The trade-off is that these grounds come with their own notice periods and evidence requirements, so it’s worth understanding which ground applies to your situation well before you need to use it.
If you’re unsure which grounds might apply to your property, our team can talk you through it — get in touch with us here or call 0115 990 2007.
All Tenancies Are Now Periodic
Fixed-term assured shorthold tenancies have effectively been abolished. Every tenancy is now a periodic tenancy with no fixed end date, meaning tenants can give notice to leave at any point (typically with a minimum notice period), and landlords can only end the tenancy using one of the Section 8 grounds. For landlords used to setting a 12-month fixed term, this is a significant shift in how you’ll plan re-lets, void periods, and cash flow — which is exactly the kind of thing a dedicated property manager should be tracking on your behalf.
New Rules on Rent Increases
Rent review clauses written into tenancy agreements no longer have any legal effect. From 1 May 2026, the only way to increase rent is via a Section 13 notice, and landlords must give tenants at least two months’ notice of any increase. Tenants also have the right to challenge a rent increase at a tribunal if they believe it’s above the market rate. This makes it more important than ever to base rent increases on solid local comparables rather than a flat annual percentage, since an increase that can’t be justified against the local market is now easier for a tenant to contest.
The Tenant Information Sheet
Landlords with tenancies that were already assured shorthold tenancies on 1 May 2026 were required to issue the government’s official Tenant Information Sheet to their tenants by 31 May 2026 — and failure to do so carries a civil penalty of up to £7,000. If you haven’t sent this yet, it needs urgent attention. Beyond that initial deadline, the requirement to provide this information sheet continues to apply to all new tenancies going forward, so it’s now a standard part of setting up any new letting.
What’s Still to Come
Not every part of the Act has landed yet. A new Private Rented Sector Database is due to begin a regional rollout from late 2026, with full launch expected in 2027, giving councils and tenants visibility of registered landlords and their compliance history. A Private Rented Sector Landlord Ombudsman, which will handle disputes without landlords or tenants needing to go to court, is expected to follow. The Decent Homes Standard, which will set minimum property condition requirements for the rental sector, isn’t expected to apply until much later in the implementation timeline. We’ll keep our landlords updated as each stage becomes clearer, but the direction of travel is consistent: more compliance obligations, more documentation, and more scrutiny of how rental properties are managed.
What This Means for HMO and Student Landlords
If you let to students or run an HMO, the same core changes apply — no more Section 21, periodic tenancies as standard, and the same Section 13 rent increase process. Student lets have historically relied on fixed 12-month terms that align with the academic year, so the shift to open-ended periodic tenancies is a particularly important one to plan around if this is your usual model. We manage a mix of single lets, family homes, and HMOs for professionals and students across Nottinghamshire, and we’re already adapting our processes for exactly this kind of property.
How Benwell Daykin Helps You Stay Compliant
This is a lot for any landlord to keep on top of alongside everything else involved in letting a property. That’s exactly why our fully managed landlord service exists — your dedicated property manager keeps track of notice periods, rent review timing, compliance deadlines, and documentation, so nothing slips through the net. Whether you’re renting out a buy-to-let property for the first time or you’ve been a landlord for years, our letting agents in Nottingham manage properties for landlords right across Nottinghamshire and we’re on top of every change as it lands.
Want a hand making sure your tenancies are compliant? Contact our team for friendly, straightforward advice, or call us on 0115 990 2007.
Frequently Asked Questions
Do I still need to serve notice to end a tenancy?
Yes. You’ll need to rely on one of the Section 8 grounds for possession rather than a Section 21 notice, and the notice period will depend on which ground applies to your situation.
Can I still increase the rent on my property?
Yes, but only via a Section 13 notice, giving tenants at least two months’ notice. Any rent review clause written into the original tenancy agreement no longer has legal effect.
What happens if I haven’t sent the Tenant Information Sheet?
Landlords who had an existing AST in place on 1 May 2026 were required to send this by 31 May 2026, with a civil penalty of up to £7,000 for non-compliance. If you haven’t done this, you should act urgently — our team can advise on next steps.
Do these changes apply to tenancies that started before May 2026?
Yes. The Act applies retrospectively to existing tenancies as well as new ones, so you’re not exempt because your tenancy agreement predates the reforms.
Does this affect HMOs and student lets differently to standard tenancies?
The core changes — abolition of Section 21, periodic tenancies, and the new rent increase process — apply in the same way. The main practical difference is that HMO and student landlords who relied on fixed academic-year terms will need to plan re-lets differently now that open-ended periodic tenancies are the default.
Where can I get help staying compliant?
Our fully managed landlord service covers compliance as standard, so you don’t have to track every deadline yourself. Call us on 0115 990 2007 or contact us here to find out more.
Talk to Nottinghamshire’s Landlord Specialists
Legislation like this is exactly why so many landlords across Nottinghamshire choose to work with a letting agent who stays on top of the detail. If you’d like to know how the Renters’ Rights Act affects your specific property, or you’re considering letting a property for the first time, get in touch with our team or call us on 0115 990 2007 for friendly, straightforward advice.
