The biggest change to letting law in a generation — and what it means for your property.

The Act passed Royal Assent in October 2025. Different provisions commence on different dates. The biggest reforms — Section 21 abolition, the move to single periodic tenancies, the ban on “No DSS” lettings, and the ban on bidding wars — are due to apply from May 2026. The PRS Ombudsman and PRS Database follow later in 2026. The Decent Homes Standard and the full extension of Awaab’s Law roll in across 2026–2027. Kings Estates tracks every commencement order and brings each tenancy into compliance at the right point.

Yes. From commencement, no-fault evictions under Section 21 are no longer available for new tenancies, and existing assured shorthold tenancies transition to the new regime. Possession now requires a valid Section 8 ground served with the correct notice and procedure. The Section 8 list has been expanded — including new mandatory grounds for sale of the property and the landlord moving in — so the same outcomes are still achievable. The route is different and the paperwork has to be exact.

No. All new tenancies are periodic from the outset. The tenant can give two months’ notice to leave at any time. The landlord can only end the tenancy via a valid possession ground and the correct procedure. This affects rent guarantees, buy-to-let mortgage products that assumed a fixed term, and any tenancy structured around a defined length (corporate lets, relocation lets). We’ve rewritten our standard tenancy template to suit and we redraft existing tenancies at the right cut-over point.

Yes — once a year, via a Section 13 notice with two months’ written notice. The new rent must be in line with local market rent. Tenants can refer the increase to the First-tier Tribunal, who must not award above market. Around three quarters of tenants tell surveys they’d challenge what feels like an unfair increase, so a well-evidenced review process matters. Our rent reviews use live comparable evidence specifically so increases stand up to challenge.

Awaab’s Law sets statutory timeframes for landlords to respond to damp, mould and other prescribed hazards. It applied first to social housing after Awaab Ishak’s 2020 death and is being extended to the private rented sector in phases. From 2025: damp and mould — investigate within 24 hours for emergencies, ten days for significant hazards. From 2026: cold, heat, hygiene and structural risks added. From 2027: full coverage of HHSRS Category 1 and 2 hazards. Failure can trigger fines from £7,000 to £40,000.

The DHS is the minimum property condition standard already used in social housing. The Act extends it to the private rented sector from 2027, with full compliance required by 2036. It has four criteria — statutory minimum housing standard, reasonable repair, modern facilities, reasonable thermal comfort — and a fifth on damp and mould is expected. Government estimates suggest about 21% of PRS stock doesn’t currently meet DHS, and the average upgrade cost where work is required is around £9,234. The earlier you scope it, the cheaper it gets.

Yes — two new schemes apply. The PRS Database is a public register of landlords and properties (similar in concept to Companies House). The PRS Ombudsman is a redress scheme tenants can complain to about their landlord. Membership of both is mandatory before letting. We register and update our Gold and Platinum clients on the PRS Database in full. Bronze and Silver landlords retain primary responsibility (Schedule 1) — the Compliance Add-On (£480 inc. VAT per property per year) gives you Agent assistance with PRS Database registration without a tier upgrade. Failure to register: civil penalty up to £7,000 first breach, £40,000 for repeated breaches.

Only on reasonable grounds, given in writing. Reasonable grounds include: a superior landlord’s no-pets clause on a leasehold, severe allergies in shared housing, a property unsuited to the animal (a dog with mobility issues in a top-floor flat), evidenced anti-social risk, or lack of vaccinations. A blanket “no pets” position is no longer enforceable. We use a standard pet-request response template that documents the decision so it’s defensible if questioned.

No. Listings must advertise a single specific rent. Asking for, encouraging or accepting offers above that level is prohibited. Local authorities can impose civil penalties up to £7,000. Rent in advance — taking multiple months upfront — is also banned. The practical effect: get the asking rent right at launch with comparable evidence, then negotiate around fit and reference quality, not price.

Section 8, ground 8 (a mandatory ground at two months’ arrears at notice and at hearing) remains the most common route — and is unchanged by the Act. Notice period: two weeks. After notice expires, possession proceedings can begin. Most arrears situations resolve before court if handled professionally and on time. The Act adds Ground 8A for repeat arrears patterns. Fully Managed and Platinum-tier landlords have this end-to-end as part of the service.

New mandatory grounds cover both: Ground 1A for sale of the property, Ground 1 for the landlord (or a close family member) moving in. Both require correct notice and procedure. Crucially, neither can be used in the first twelve months of the tenancy — a deliberate measure to close the “buy, evict, sell vacant” loop. So the ground works, but the timing has to be planned at the start of the let.

Yes. From late 2026, you cannot legally advertise a property to let or pursue most evictions until registered with the PRS Database and a member of the PRS Ombudsman scheme. Local authorities and the Ombudsman can issue civil penalties up to £7,000 for a first breach and up to £40,000 for repeated breaches. Providing false information to the Database is a criminal offence. The cleanest path is to register early and keep records current.

Three things, broadly. First, possession proceedings can be delayed by twelve to eighteen months if notices are defective — the cost of that delay typically dwarfs the cost of doing it correctly. Second, damages claims can be made for breach of statutory duty (deposit prescribed information, gas safety, How to Rent guide). Third, rent reduction orders are now available to tenants in some circumstances. Compliance has become significantly more consequential — which is why most professional landlords have moved to Fully Managed since the Act commenced.

This page is general guidance, not legal advice. The Act runs to over 200 pages and individual circumstances vary. We’re happy to talk through your specific position at no cost — book a free Compliance Review and Mike (MARLA · FNAEA) will go through your current setup directly. Where the situation needs a solicitor, we route you to one of our specialist housing law partners and step out of the way.