Renters’ Rights Act: a practical checklist for North East landlords

The Renters’ Rights Act 2025 has changed the way private landlords let and manage homes in England. The main tenancy reforms came into force on 1 May 2026, affecting most new and existing private tenancies.

For landlords across Consett, Gateshead, Hexham and the wider North East, the message is straightforward: old tenancy templates, rent-review habits and possession processes may no longer be compliant.

This guide explains the changes that apply now, the reforms still to come and the practical steps landlords should take to protect their property and provide a clear, professional service to tenants.

In a hurry? Check every tenancy is being managed as an assured periodic tenancy where the new rules apply, stop using Section 21, update your paperwork and adverts, review how you increase rent, and create written processes for pet requests, repairs and record keeping.

What is the Renters’ Rights Act 2025?

The Renters’ Rights Act is a major reform of England’s private rented sector. It received Royal Assent on 27 October 2025 and is being introduced in phases.

Phase one took effect on 1 May 2026. It abolished Section 21 “no-fault” evictions, moved most assured tenancies onto a periodic basis and introduced new rules covering rent increases, rental bidding, rent in advance, discrimination and requests to keep pets.

Later phases will introduce a Private Rented Sector Database and a mandatory Landlord Ombudsman. The Decent Homes Standard and Awaab’s Law will also be extended to private renting on dates to be confirmed.

The Act applies to private renting in England. Different rules apply in Scotland, Wales and Northern Ireland, and some types of accommodation are treated differently.

The changes North East landlords must follow now

1. Section 21 evictions have ended

Landlords can no longer use Section 21 to regain possession without giving a specific reason. If you need a tenant to leave, you must use an appropriate legal ground under the revised Section 8 process.

Grounds can include selling the property, moving into it yourself, serious or persistent rent arrears and anti-social behaviour. Each ground has its own conditions, evidence requirements and notice period. If the tenant does not leave after a valid notice, a court possession order is still required.

This makes good records essential. Keep rent statements, inspection notes, correspondence, photographs, repair logs and any evidence supporting the ground you intend to use. Seek specialist legal advice before serving notice if the position is unclear.

2. Most tenancies are now periodic

Most new and existing assured tenancies in the private rented sector are now assured periodic tenancies rather than fixed-term assured shorthold tenancies. Tenants can generally remain until they give notice or the landlord obtains possession using a valid legal ground.

Tenants normally give two months’ notice, aligned with the end of a rent period. Landlords should remove outdated fixed-term and renewal language from their processes and use documentation drafted for the post-1 May 2026 system.

Existing written tenancy agreements did not automatically need to be reissued. However, most tenants whose tenancy began before 1 May 2026 should have received the government’s Renters’ Rights Act Information Sheet by 31 May 2026. Where there was no written record of the tenancy terms, prescribed information should instead have been supplied in writing by that date.

For tenancies starting on or after 1 May 2026, landlords must give the required tenancy information in writing. This can be included in a compliant written tenancy agreement.

3. Rent increases follow one statutory route

Private landlords can generally increase rent only once a year and must use the revised statutory process. The tenant must receive the prescribed notice at least two months before the proposed increase takes effect.

A rent-review clause or an informal message is not a substitute for the correct process. A tenant can challenge an increase at the First-tier Tribunal if they believe it exceeds the market rent.

For North East landlords, evidence matters. Keep examples of genuinely comparable properties, taking account of location, condition, size, furnishing and amenities. Rental values can vary significantly between Consett, Shotley Bridge, Gateshead, Whickham, Hexham, Corbridge and the surrounding villages, so broad regional averages may not support a property-specific increase.

4. Rental bidding is banned

Every written property advert must state an asking rent. A landlord or letting agent must not ask for, encourage or accept an offer above that figure.

Agree the price before marketing and make sure the same figure appears on portals, social media and direct listings. If demand is stronger than expected, do not turn the application process into an auction.

5. Large advance-rent demands are restricted

Landlords and agents cannot accept rent before the tenancy agreement has been entered into. Between the agreement being signed and the tenancy starting, no more than one month’s rent can generally be required. Once the tenancy has begun, rent cannot be required before its agreed due date.

Review holding-deposit messages, offer emails and payment schedules so that applicants are not invited to secure a property by paying several months upfront.

6. Applicants with children or receiving benefits are protected

It is unlawful to disadvantage a prospective tenant because they have children or receive benefits. This covers adverts, enquiries, viewings and the final decision—not only explicit “no children” or “no benefits” wording.

Use a consistent, documented selection process based on lawful and relevant criteria such as affordability, references, occupancy limits and suitability of the property. Check mortgage and insurance terms too: a restriction in a third-party contract does not automatically make discriminatory treatment lawful.

7. Pet requests need a fair, timely response

Tenants have the right to request permission to keep a pet. Landlords must consider the request and cannot unreasonably refuse it. The initial response period is 28 days, although the detailed rules allow for particular circumstances.

Assess each request on its facts. Relevant considerations may include the type and number of animals, the property’s size and layout, leasehold restrictions, animal-welfare needs and the effect on shared areas. Give a reasoned written response and retain it with the tenancy record.

Avoid a blanket “no pets” policy. Equally, the right to request a pet is not an automatic right to keep one in every property.

What is still to come?

Not every part of the Act is in force yet. The government’s current roadmap separates the remaining reforms into later phases:

Private Rented Sector Database: regional rollout is due to begin from late 2026. Registration will be mandatory and an annual fee will apply. Landlords are expected to provide contact, property and safety information.
Landlord Ombudsman: this will provide binding redress for tenant complaints. Mandatory landlord membership is expected in 2028, after the database rollout.
Decent Homes Standard: this will be extended to privately rented homes, but the commencement date remains subject to the final policy timetable.
Awaab’s Law: legally enforceable timescales for addressing serious hazards will be extended to private renting after further consultation.

Do not wait for the database to organise your records. A complete digital file for each property will make registration, complaint handling and council enquiries much easier.

Practical Renters’ Rights Act checklist for landlords

Use this checklist for every property in your North East portfolio.

Tenancies and notices

Identify which tenancies fall within the new assured periodic system.
Remove outdated AST, fixed-term renewal and Section 21 workflows.
Use a post-1 May 2026 tenancy agreement containing the required written information for every new tenancy.
Confirm that pre-1 May 2026 tenants received the government Information Sheet by 31 May 2026, where required.
Record any missed information duty and obtain advice on the corrective action needed.
Before seeking possession, identify the correct Section 8 ground, notice period, form and supporting evidence.
Never attempt to remove a tenant without following the legal process and, where necessary, obtaining a court order.

Rent, marketing and applications

Put a clear asking rent in every written advert.
Make sure staff and contractors never invite or accept bids above the advertised rent.
Do not take rent before the tenancy is signed.
Do not require more than one month’s rent between signing and the tenancy start.
Use the prescribed rent-increase process, give at least two months’ notice and increase rent no more than once a year.
Keep local comparable evidence for any proposed increase.
Remove “no benefits” and blanket “no children” wording from adverts and screening.
Apply consistent, written suitability and affordability criteria to every applicant.

Pets, repairs and communication

Create a written process for receiving, assessing and responding to pet requests.
Diary the response deadline immediately and explain any refusal in writing.
Log repair reports, inspections, contractor visits and completion dates.
Review damp, mould, ventilation and other hazard procedures ahead of Awaab’s Law.
Give tenants a clear route for reporting repairs and making complaints.
Keep important communications in writing and store them against the correct property.

Property and portfolio records

Keep current gas safety, electrical safety and EPC documents together for each property.
Check smoke and carbon-monoxide alarms, deposit protection, right-to-rent checks and any local licensing requirements.
Record joint-landlord details, occupancy, property type, bedrooms and furnishing status ready for the PRS Database.
Review mortgage, insurance, superior lease and freeholder conditions.
Audit the portfolio at least annually and whenever guidance or regulations change.

A North East point landlords should not overlook

The Renters’ Rights Act applies across England, but compliance still has a local layer. Selective and additional licensing schemes, HMO requirements and enforcement priorities can differ between council areas. A property in Gateshead may therefore require different local checks from one in County Durham or Northumberland, even though the national tenancy rules are the same.

Landlords should check the current requirements with the council responsible for each property. Portfolio owners should avoid relying on one checklist for several local-authority areas without verifying the local position.

How Kandi Property can help

The new system rewards organised management: accurate paperwork, realistic rents, consistent tenant selection, prompt maintenance and a reliable evidence trail.

Kandi Property provides practical, personal lettings support for landlords across Consett, Gateshead, Hexham and the surrounding North East. Whether you need help finding a suitable tenant or want day-to-day management, rent collection, inspections, maintenance coordination and compliance support handled by a local team, you can choose the level of service that suits you.

Want a clear view of what your property needs under the new rules? Contact Kandi Property to discuss your tenancy, rental value or management options.

This article is a general guide, not legal advice. The Act is being implemented in phases and regulations and official guidance may change. Check the latest GOV.UK guidance and take legal advice on individual possession, tenancy or compliance issues.

Suggested FAQ schema copy

When did the Renters’ Rights Act come into force for private landlords?

The main tenancy reforms in England came into force on 1 May 2026. Other measures, including the Private Rented Sector Database, Landlord Ombudsman, Decent Homes Standard and Awaab’s Law, are being introduced later.

Can a landlord still use Section 21 in England?

No. Section 21 was abolished for the private rented sector from 1 May 2026. A landlord seeking possession must use an applicable legal ground and follow the correct notice and court process.

Can landlords still offer a fixed-term tenancy?

Most new and existing assured private tenancies are now assured periodic tenancies. Landlords should use documentation designed for the new system and obtain advice where an exemption may apply.

How often can a private landlord increase the rent?

Generally, once a year. The landlord must use the statutory process and give at least two months’ notice of the proposed increase. A tenant may challenge an above-market increase at the First-tier Tribunal.

Can a landlord refuse a pet under the Renters’ Rights Act?

A landlord must consider a tenant’s request and cannot unreasonably refuse it. Any decision should be based on the circumstances of the request and a refusal should be explained in writing.

Recommended authoritative outbound sources

GOV.UK: Private landlords — Renting is changing
GOV.UK: Renters’ Rights Act implementation roadmap
Legislation.gov.uk: Renters’ Rights Act 2025

Renters Right Act: Landlord Checklist