Landlord software set up for the Renters’ Rights Act
The Act changed how private tenancies work in England from 1 May 2026. LieuTenant builds the new rules into adding and running a tenancy, so you don’t have to hold them all in your head.
LieuTenant with an example landlord’s homes. The names and figures are made up.
Renters’ Rights Act
The rules changed on 1 May 2026
New tenancies no longer have a fixed term. Section 21 has gone. Rent can go up once a year, by section 13 notice, and tenants can ask to keep a pet.
None of it is hard on its own. The risk is in the detail, such as taking more than a month’s rent in advance, missing the 28-day reply to a pet request, or not knowing exactly how much is owed when arrears matter.
LieuTenant puts those checks into the everyday steps, so they happen while you work rather than after something has gone wrong.
The new rules, built in
- Periodic tenancies
- New tenancies roll on month to month. LieuTenant won’t create a fixed term starting on or after 1 May 2026.
- Rent in advance and deposits
- More than one month’s rent in advance is refused, and deposits are held to the Tenant Fees Act limit.
- Pet requests in writing
- Tenants ask through their login. You reply with your reasons and are reminded before the 28-day deadline.
- Notices with the tenancy
- Keep section 8 and section 13 notices with the tenancy they belong to.
- Arrears by tenancy
- See exactly what each tenancy owes. The rent arrears ground for possession now needs 3 months’ arrears.
- Certificates and papers
- Gas safety, EICR and EPC dates, and the agreement and deposit certificate for each tenancy.
What needs doing, home by home
Late rent, expired certificates and missing papers are flagged on each property, so gaps show up before they matter.
The rule, and what LieuTenant does
- New tenancies are periodic
- No end date can be set for a tenancy starting on or after 1 May 2026
- At most one month’s rent in advance
- Larger amounts are refused when you add the tenancy
- Deposits capped at 5 or 6 weeks’ rent
- Checked against the rent when you add the tenancy
- Reply to pet requests within 28 days
- Requests arrive in writing, with a reminder before the deadline
- Rent up once a year, by section 13 notice
- Keep the notice with the tenancy and change the rent when it takes effect
- Arrears ground needs 3 months’ arrears
- Arrears worked out for each tenancy from its rent and payments
Questions
When did the Renters’ Rights Act come into force?
The main changes to private tenancies in England started on 1 May 2026. Other parts, such as the landlord database and the ombudsman, come in later.
Can I still use fixed-term tenancies?
Not for new assured tenancies starting on or after 1 May 2026. Existing fixed terms became periodic on that date.
How often can I put the rent up?
Once a year, using a section 13 notice with at least 2 months’ notice.
Does LieuTenant work for tenancies that started before 1 May 2026?
Yes. Add them with their original dates and keep their papers with them.
Is this legal advice?
No. LieuTenant keeps your records and dates in order. Our guides link to the law and GOV.UK, and a solicitor can advise on your situation.
Read the rules
- The Renters’ Rights Act: a guide for landlords in EnglandWhat changed for landlords in England on 1 May 2026: periodic tenancies, no section 21, rent increases, rent in advance, pets and possession.
- Raising the rent: section 13 noticesHow landlords in England can raise the rent from 1 May 2026: once a year, Form 4A, 2 months’ notice, and what happens if the tenant challenges it.
- Tenant fees: what a landlord can charge in EnglandThe payments a landlord in England can ask a tenant for: rent, capped deposits, late rent interest, lost keys, changes to the tenancy and bills.
Run your tenancies under the new rules
Add a home and a tenancy. The checks are already built in.