The Renters' Rights Act 2025: What Every Tunbridge Wells Landlord  Must Do Right Now

The Renters' Rights Act 2025 is the biggest reform to the private rented sector since the late 1980s. It received Royal Assent on 27 October 2025. Its primary provisions came into force on 1 May 2026 — applying simultaneously to all new and existing tenancies in England.

Unlike previous reform proposals, the Labour government opted for a "big bang" implementation. Rather than applying new rules only to new tenancies, almost every private tenancy in England converted to the new system on the same date. If you have a tenancy, the rules have already changed.

Key Deadlines — Act Now

The 8 Changes That Affect Every Landlord Right Now

1. Section 21 'No-Fault' Evictions — Abolished

From 1 May 2026, landlords can no longer serve a Section 21 notice. 30 April 2026 was the last date one could legally be served. To recover possession you must now use the strengthened Section 8 grounds, which include:

• Selling the property — four months' notice, not within the first 12 months of the tenancy
• Moving yourself or a close family member in — four months' notice, not within the first 12 months
• Rent arrears of three months or more — mandatory ground
• Anti-social behaviour
• Repeated rent arrears — even if cleared

The 12-month protected period is critical: even with a valid ground, you cannot use the sale or moving-in grounds within the first 12 months of a new tenancy granted after 1 May 2026.

2. Fixed-Term Tenancies — Abolished
All assured shorthold tenancies automatically converted to periodic assured tenancies on 1 May 2026. No further fixed-term tenancies can be granted. Every tenancy is now open-ended, rolling month to month. Tenants can leave at any time by giving two months' notice. Landlords can only end a tenancy via Section 8.

For landlords who relied on fixed terms to plan void periods, remortgaging windows or property sales, this requires a fundamentally different approach to tenancy management.

3. Serve the Official Information Sheet by 31 May 2026

If you use a let-only or rent collection service, the responsibility to serve this document sits entirely with you as the landlord — unless your agent has specifically confirmed they are handling it. If you are self-managing and have not done this, act immediately.

4. Rent Increases — New Rules

From 1 May 2026, landlords can only increase rent once per year using the Section 13 notice procedure:

• Use the new statutory Form 4A — available from the government website
• Give at least two months' notice — double the previous one-month requirement
• Tenants can challenge any increase they consider above market rate at the First-tier Tribunal
• Any rent review clauses in existing tenancy agreements are no longer valid

Informal rent increases — agreeing by email or text without following the Section 13 procedure — are now unlawful and unenforceable.

5. Written Statement Required on New Tenancies
All new tenancies from 1 May 2026 must include a prescribed written statement of key terms before the tenancy begins. Using out-of-date tenancy agreement templates is an immediate compliance risk. Fine for non-compliance: up to £7,000.

6. Pets — Tenants Have a Legal Right to Request One
Landlords must respond to pet requests within 28 days and can only refuse for valid, specific reasons. Blanket "no pets" clauses are no longer enforceable.

7. No DSS / No Children Bans — Now Illegal
Blanket "no DSS" or "no children" advertising policies are illegal from 1 May 2026. Indirect discrimination against benefit recipients is also prohibited.

8. Awaab's Law Coming to Private Sector — 2027
The requirement to address damp, mould and hazards within strict timeframes — currently applying to social housing — will be extended to the private rented sector during 2027. Begin reviewing properties proactively now.

Coming Later in 2026: The PRS Database

The government is introducing a national database of all private rented properties in England. Landlords will be required to register their properties. The database will be accessible to tenants and local authorities, showing compliance status, safety certificates and EPC ratings. Non-registration will be a compliance failure.

A Landlord Ombudsman will also be established — providing formal dispute resolution between landlords and tenants without costly court proceedings.

The Cost of Getting It Wrong

The Renters' Rights Act has fundamentally changed the financial consequences of compliance failures. Previously the worst case was usually an invalid notice and starting again. Now:

What Fully Managed Landlords Don't Have to Worry About

If your property is fully managed by Kings Estates, we handle every one of the above compliance obligations on your behalf. Here's specifically what that includes:

• ✓Serving the official Information Sheet on all existing tenants by the 31 May 2026 deadline
• ✓Ensuring all new tenancy agreements include the required written statement of terms
• ✓Managing all Section 13 rent increase notices using the correct Form 4A and two-month notice periods
• ✓Handling all tenant requests — including pet requests — within the required timeframes
• ✓Maintaining up-to-date EPC, EICR and Gas Safety certificates
• ✓Advising on possession strategy under the new Section 8 grounds when required
• ✓Registering your property on the national PRS database when it launches later in 2026
   

Frequently Asked Questions: Renters' Rights Act for Tunbridge Wells Landlords

Has the Renters' Rights Act already come into force?

Yes. The primary provisions of the Renters' Rights Act 2025 came into force on 1 May 2026. All assured shorthold tenancies in England automatically converted to periodic assured tenancies on that date. Section 21 notices can no longer be served.

Do I need to do anything right now as an existing landlord?

Yes — urgently. If you have an existing assured or assured shorthold tenancy, you must serve the official Renters' Rights Act Information Sheet on your tenant by 31 May 2026. Failure to do so can result in a fine of up to £7,000. If Kings Estates manages your property, we will handle this for you. If you self-manage or use a let-only service, you need to do this yourself immediately.

Can I still end a tenancy if I need to sell my property?

Yes, but the process has changed. You must now use the Section 8 grounds for possession rather than Section 21. If you need to sell your property, you must give four months' notice — but only after the tenant has been in the property for at least 12 months. If you need possession before that 12-month period has elapsed, you will need to rely on a different ground.

Can I still increase the rent?

Yes, but only once per year and only using the new Section 13 process with the statutory Form 4A. You must give at least two months' notice. Informal rent increases or rent review clauses in existing agreements are no longer valid.

What happens if my tenant asks for a pet?

You must respond within 28 days and can only refuse for a valid, specific reason. Blanket "no pets" policies are no longer enforceable. You can require the tenant to obtain pet insurance as a condition of approval.

I'm on a let-only service — does my agent handle compliance for me?

No. A let-only agent's responsibility ends once a tenant has been found and moved in. All ongoing compliance obligations - including the Information Sheet, rent increase procedures, tenancy written statements and possession notices — are your responsibility as the landlord. This is one of the key reasons many let-only landlords are now upgrading to a fully managed service.

The Bottom Line

The Renters' Rights Act is not going away. The second phase - the national Private Rented Sector Database and the Landlord Ombudsman — is coming later in 2026. Awaab's Law extension to the private sector is coming in 2027. The compliance landscape for private landlords is going to continue to evolve and become more demanding.

The landlords who will thrive in this environment are those who have the right professional support behind them — not because they can't manage their own properties, but because the cost of getting it wrong has become too high to justify the risk.

If you have questions about any of the above, or you want an honest conversation about whether your current management arrangement is still the right one, call us on 01892 533367 or book a free consultation. We're always happy to give you a straight answer.

Kings Estates is ARLA Propertymark accredited and has been managing properties in Tunbridge Wells for over 40 years. We stay ahead of every legislative change so you don't have to.