Renters' Rights Act FAQs for Landlords in Bury

The Renters' Rights Act changed private renting in England from 1 May 2026. These answers cover what it means in practice for landlords and tenants.

What is the Renters' Rights Act?

The Renters' Rights Act is the biggest change to private renting in England for decades, and its main parts came into force on 1 May 2026. Assured shorthold tenancies became rolling periodic tenancies, Section 21 'no fault' evictions ended, and rent increases now follow a set process. Our team is Renters' Rights qualified, so we can go through what it means for your property and your tenancy.

Read more: The Renters' Rights Act is now in force

Has Section 21 been abolished?

Yes, Section 21 has been abolished, and since 1 May 2026 landlords in England can't serve new Section 21 notices. To get a property back, a landlord now has to use one of the Section 8 grounds, such as selling, moving in or rent arrears, and give the right notice for that ground. Notices served before 1 May follow the old rules, with strict time limits for starting court action.

Read more: Section 21 is gone: what landlords need to know

Can I still have a fixed-term tenancy?

No, fixed-term tenancies have ended for private lets in England, and since 1 May 2026 tenancies run on a rolling basis, usually monthly, with no end date. Existing ASTs converted automatically. Tenants can leave by giving two months' notice. Landlords with written agreements had to give their tenants the government's Renters' Rights Act Information Sheet by 31 May 2026, so check that this was done.

Read more: A Renters' Rights Act checklist for Bury landlords

How do I put the rent up under the Renters' Rights Act?

To raise the rent you now have to use the section 13 process: serve Form 4A with at least two months' notice, no more than once a year. Rent review clauses in older agreements no longer apply. If the tenant thinks the new rent is above market level, they can challenge it at the First-tier Tribunal, so a realistic figure backed by local evidence avoids most disputes.

Read more: The section 13 notice explained

Can I evict a tenant to sell or move back in?

Yes, but only with the right ground and enough notice. Ground 1A lets you regain possession to sell, and Ground 1 lets you or a close family member move in. Both need four months' notice and can't take effect in the first 12 months of a tenancy. There are also restrictions on re-letting the property afterwards. Get the notice right first time, because an invalid notice means starting again.

How much notice does a tenant have to give?

A tenant on a rolling tenancy must give at least two months' notice in writing to leave. Since fixed terms have gone, tenants can give notice at any point, including early in a tenancy, though the tenancy agreement can allow a shorter period. For landlords this means planning for a tenant leaving at any time, so keeping the property in good order and the relationship positive matters more than before.

Can tenants have pets now?

Yes, tenants can ask to keep a pet, and the landlord can't refuse without a good reason. The request must be in writing, and the landlord has to reply in writing within 28 days. A good reason might be a head lease on a flat that bans pets. Landlords can ask for more information about the animal first. It's worth deciding your approach before a request comes in, so you can answer fairly and on time.

Can landlords refuse tenants on benefits or with children?

No, since 1 May 2026 landlords and letting agents in England can't refuse someone just because they receive benefits or have children. Adverts saying 'no DSS' or 'no children' aren't allowed. Landlords can still check that the rent is affordable and take references, so the decision has to be based on the person's circumstances, not a blanket rule. We apply the same checks to every applicant.

Can a landlord ask for rent in advance?

A landlord can't ask for or accept more than one month's rent in advance before a private tenancy starts, under the Renters' Rights Act. Asking a tenant to pay six or twelve months upfront to secure a property is no longer allowed. A tenant may still choose to pay ahead after the tenancy starts, but can't be made to. Any clause in an agreement requiring large advance payments won't be enforceable.

What else is changing for landlords?

The next big changes are a national landlord database and a new landlord ombudsman. The database is due to start rolling out from late 2026, and landlords will have to register and pay a fee. The ombudsman is expected to follow, with membership likely to be required from 2028. Rental bidding is also banned, so you can't accept more than the advertised rent. We keep our managed landlords updated as dates are confirmed.

Got a question we haven't answered?

Call us on 01706 310171, email sales@bowmanestatesltd.com or pop into the office at 88 Bolton Road West, Ramsbottom. If you're thinking of selling, you can book a free, no-obligation valuation.

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