Renters’ Rights Act: What else do landlords need to know?

The last blog in our series looks at other landlord obligations resulting from the Renters’ Rights Act implementation.

Anti-discrimination obligations

The Act introduces new provisions preventing landlords from refusing to let to prospective tenants on the basis that they have children or are in receipt of housing benefit or other benefits. This applies to both advertising and the selection of tenants.

Restrictions on rent in advance and rental bidding

For new tenancies entered into on or after 1 May 2026, landlords may not accept or invite any rent payment before the tenancy agreement has been signed. Once signed, landlords may require up to one month’s rent in advance. Any tenancy term requiring more than one month’s rent in advance during the tenancy will be void. Landlords and agents are also prohibited from ‘rental bidding’, inviting or accepting offers of rent above the advertised asking price. A property must be advertised at a fixed asking rent, and it will be unlawful to accept a higher offer.

Pets

From 1 May 2026, tenants will have a statutory right to request permission to keep a pet. Landlords must respond to such requests within 28 days and cannot refuse without good reason. Blanket prohibitions on pets in tenancy agreements will no longer be enforceable. Landlords will, however, be able to require tenants to take out appropriate pet insurance as a condition of consent.

Strengthened local authority powers

Local authorities now have a duty to enforce the Renters’ Rights Act and have been given enhanced investigatory powers, including the ability to inspect properties, require the production of documents and access third-party data. Civil penalties for breaches range from £7,000 for a first or minor breach to £40,000 for serious or repeated violations. Landlords who provide false or misleading information, or who repeatedly breach the Act, may also face criminal prosecution and an unlimited fine.

The Private Rented Sector Database: coming from late 2026

A new Private Rented Sector (PRS) Database will be introduced from late 2026 as part of Phase 2 of the Act. Landlords must register both themselves and each individual property, providing details including contact information, property address, type and size, occupancy status, and key compliance documentation such as gas safety, electrical safety and energy performance certificates. Critically, a landlord who is not registered on the database will be unable to bring possession proceedings, except in cases involving anti-social behaviour. Letting agents that advertise or let properties on behalf of unregistered landlords will face equivalent penalties.

A PRS Landlord Ombudsman will follow as part of the same phase, providing tenants with a free route to binding redress for complaints against landlords without the need for court proceedings. Mandatory membership for landlords is expected to be required from around 2028.

Talk to Attwaters about your tenancy issues

Attwater’s Dispute Resolution team is well placed to advise on all aspects of the new regime, from possession proceedings to compliance obligations as each phase of the Act comes into force. To get in touch, email disputeresolution@attwaters.co.uk or call 0203 871 0110.