Renters’ Rights Act Glossary – A guide for landlords

Here are the key terms of the Renters’ Rights Act that every landlord and property professional should know.

If you have any questions about the Renters’ Rights Act or how you may be affected, get in touch with us today. 

Contents:

Assured Periodic Tenancy (APT)

An Assured Periodic Tenancy (APT) is the new standard tenancy type following the Renters’ Rights Act, replacing Assured Shorthold Tenancies (AST).

APTs work like rolling contracts, with no fixed term, and the tenant(s) can occupy the property indefinitely until they give notice or the landlord issues a valid Section 8 possession notice.

Assured Shorthold Tenancy (AST)

Assured Shorthold Tenancies (AST), also known as ‘fixed term’ tenancies, have been the standard tenancy contract type prior to the implementation of the Renters’ Rights Act.

A landlord issues an AST contract to a tenant for a specified amount of time, usually 12 months. When this expires, the contract automatically becomes a periodic tenancy, unless the landlord renews the contract or issues notice.

On May 1st, 2026, AST contracts will be removed, and all existing tenancies will be automatically converted to APT contracts.

Awaab’s Law

Awaab’s Law imposes timescales for landlords to respond to health hazards reported by tenants, such as damp and mould. Landlords must investigate, provide written reports, and begin work within a specified timeframe.

Awaab’s Law is currently enforced in the social housing sector, and will be introduced to the private rental sector under the Renters’ Rights Act, though (as of April 2026) there are no specified timelines for implementation.

Decent Homes Standard (DHS)

The Decent Homes Standard (DHS) is a set of standards that govern housing quality and categorise potential safety hazards.  

The DHS currently exists in the social housing sector, but will be extended to the private rental sector in 2035-37 under the Renters’ Rights Act.

Properties must meet criteria such as: 

  • Being free of safety hazards (under the Housing Health and Safety Rating System)
  • Having up-to-date facilities installed, i.e. modern kitchen/bathroom & adequate space
  • Being well insulated and having an efficient heating system (Meets minimum EPC rating, insulation must be effective
  • Being in a reasonable state of repair (Key housing components such as walls and roofs must be in good condition and not in disrepair.

First-tier Tribunal (Property Chamber) 

The First-tier Tribunal mediates and settles residential property disputes, such as rent increases, lease breaches, and service charges.

Landlords and tenants alike can apply to the property chamber, and it is usually contacted if an issue cannot be solved between the two parties.

In the context of renting, the tribunal can determine whether a rent increase is unfair, request necessary repairs, or issue Rent Repayment Orders.

Grounds for possession (Section 8)

Grounds for possession refer to the grounds or ‘reasons’ why a landlord can regain possession of their rental property using a Section 8 notice.

There are many grounds that a landlord can serve notice on, from Rent arrears to property disrepair to wanting to sell the property. 

Housing Health & Safety Rating System (HHSRS)

The Housing Health & Safety Rating System, or HHSRS, is how local authorities categorise hazards in residential properties, and is a key component of the Decent Homes Standard.

The system encompasses 29 hazards, from structural issues, to water supply, to food preparation, to electricity.

In the social housing sector, the DHS relies on the HHSRS as a basis for classifying hazards in a property, and is expected to be used when it is extended to the private rental sector, so private landlords would gain to familiarise themselves with the system.

Implementation date/phase

Changes in legislation are typically brought into effect a while after they have been officially ratified into law. The date that an Act of Parliament comes into effect is called an implementation date (also known as a commencement date).

In the case of the Renters’ Rights Act, it became legislation on October 27th, 2025; however, it will come into force in multiple phases, the first date being May 1st, 2026.

Read more about the implementation of the Renters’ Rights Act here

Key information

As part of the Renters’ Rights Act, from May 1st, landlords must give all new tenants written key information about the tenancy. 

This information is to be given to prospective tenants before the tenancy agreement is signed.

Typically, this information is contained within a tenancy agreement, but can be given separately at the discretion of the landlord. 

Private Rental Sector Database

The Private Rental Sector Database will be a mandatory landlord-populated digital register, containing information about landlords and their rental properties.

The service will be accessible to tenants and local authorities to enable due diligence and check compliance. Registration is expected to be paid, but no pricing information has been revealed (As of 20/04/26).

The landlord database is to be introduced to the private rental sector as part of the Renters’ Rights Act.

MEES (Minimum Energy Efficiency Standards)

Minimum Energy Efficiency Standards, or MEES, are regulations that apply to privately-rented properties regarding energy efficiency.

Currently, privately rented residential properties require an Energy Performance Certificate with an ‘E’ rating or better, though this is expected to change to ‘C’ on October 1st, 2030.

Private Rental Sector (PRS)

The PRS, or Private Rental Sector, simply refers to privately-owned property that is rented out primarily by landlords.

It stands in contrast to the socially rented sector, which is housing owned and rented out by local authorities.

The PRS makes up around 20% of the housing stock in the UK, with owner-occupiers making up the majority (~65%), and social housing making up ~17%.

PRS Ombudsman

The PRS Ombudsman is a mandatory service which will handle and resolve tenant-raised issues about their tenancy, such as property repairs, landlord conduct, and poor property condition, like damp and mould.

The PRS Ombudsman is to be introduced as part of the 2nd phase of the Renters’ Rights Act (2026-28) and will require all landlords to join. 

Rent in advance ban

The practice of accepting rent in advance from tenants is soon to be outlawed as part of the Renters’ Rights Act.

On May 1st, 2026, landlords will only be able to collect one month of rent and no more. It is intended to make renting fairer for all; however, it may disproportionately affect students, people with poor or no credit histories, or those without guarantors.

Rent Repayment Order (RRO)

A Rent Repayment Order (RRO) is a sanction placed against a landlord who commit housing-related offences. It compels them to repay up to a year’s worth of rent to a tenant or local authority.

RROs are issued by the First-tier Tribunal (Property Chamber) for offences such as: 

  • Failing to obtain a licence (for selective licensing areas or HMOs)
  • Harassing or illegally evicting tenants
  • Breaching a banning order (unlawfully letting a property)

Rental bidding ban

The Renters’ Rights Act is making changes to how a landlord can market a property. One such change is outlawing rental bidding on a property.

This means that landlords must accept their advertised price or less; they cannot encourage or accept any offer above.

This means that advertisements that advertise the price as “above £1250 pcm”, for example, will be illegal.

Rental discrimination

Rental discrimination is the unfair practice of placing declining applicants from renting a property purely due to factors that do not relate to their eligibility to rent, such as:

  • Having children
  • Receiving benefits

With the Renters’ Rights Act, this practice will be outlawed, which means that blanket bans such as “No DSS” or “No Children” will be illegal from May 1st, 2026.

Landlords can still decline candidates based on issues relating to affordability.

Renters’ Rights Act Information Sheet

The Renters’ Rights Act Information Sheet is official government guidance which landlords must issue to their tenants to inform them of the changes in legislation.

This sheet is to be issued physically or digitally sent to all tenants before May 31st, 2026, and should be given if the tenancy:

  • is an assured or assured shorthold tenancy
  • was created before May 1st 2026 
  • Has a wholly or partly written agreement (such as a written tenancy agreement)

Not issuing this guidance is a finable office, so ensure you give a copy to all existing tenants. 

Right to request a pet

From May 1st, 2026, tenants will be able to request a pet in their rental property, which the landlord cannot unreasonably refuse.

From this date, tenants will have to put a request in writing, at which point, landlords will have 28 days to respond. Landlords will only be able to reject on reasons relating to space or lease restrictions.

For example, a landlord can reject a tenant’s request to have a dog in a high-rise studio apartment due to spatial concerns.

Section 8 (Notice of seeking possession)

A Section 8 notice (of the Housing Act 1988) is a formal notice that permits a landlord to regain possession of their property from a tenant for a specific reason, typically due to a change in circumstances or a breach of contract.

With the abolition of Section 21 on May 1st 2026, Section 8 will become the only way to regain possession of a property as a landlord.

Section 13 (Notice of rent increase)

Section 13, also known as Form 4, is a notice to increase rent on an assured periodic tenancy – usually at the end of a fixed term, once every 12 months.

The Renters’ Rights Act will render Section 13 the only way to increase rent. It will also prevent rent increases in the first year of occupancy, and once per year thereafter.

Section 21 (Notice of seeking possession)

Section 21 ‘No-fault’ evictions are a method of ending a tenancy without a formal reason. 

They can only be used on tenancies after the fixed term has ended, or during a periodic tenancy, but not within the first 4 months of occupancy in any case.

The Renters’ Rights Act will abolish Section 21 notices, meaning they cannot be used to evict tenants from May 1st 2026. This means that landlords must rely on Section 8 to regain possession of their rental properties.

If you have any questions about the Renters’ Rights Act or how you may be affected, get in touch with us today. 

Countdown Timer
Renters' Rights Act commences in:

The act comes into force on May 1st 2026. Act now and secure your asset.

DISCLAIMER: This article is for informational purposes only and does not constitute legal advice in any capacity. 

Last Updated: 21/04/26