Renters’ Rights Act
The Renters’ Rights Act – A Guide for Slough Landlords
The biggest change to renting in over 30 years, explained simply
Speak to an AgentRoyal AssentThe Renters’ Rights Act became law.
Main changes beganSection 21 ended, all tenancies became periodic and new rules on rent, pets and discrimination took effect.
Information Sheet deadlineLandlords had to give existing tenants the government’s Renters’ Rights Act Information Sheet.
Landlord Database opens in the South EastSlough landlords will have until 14 June 2027 to register each property.
Renters’ Rights Act 2025
What does the Renters’ Rights Act mean for you?
The Renters’ Rights Act has changed how private renting works in England. Most of the new rules came into force on 1 May 2026 and apply to every tenancy, both new and existing.
At Apex Real Estate, we’ve already updated our processes, paperwork and advertising so our landlords stay compliant. Here’s how we can help:
- Tenancy agreements updated for the new periodic tenancy rules
- Rent reviews handled through the correct Section 13 process
- Compliant marketing, with no rental bidding and fair tenant selection
- Pet requests handled within the 28-day legal timeframe
- Section 8 possession guidance where it’s needed
- Help registering on the new Landlord Database when it opens
What’s changed
The key changes for landlords
These rules have applied since 1 May 2026. They cover every private tenancy in England, including tenancies that started before that date. Existing assured shorthold tenancies automatically became periodic tenancies. You didn’t need to sign anything new, but you did need to give tenants the government Information Sheet by 31 May 2026.
You don’t need to become an expert. Our lettings team deals with the detail, so you can let with confidence.
Change 1
Section 21 “no-fault” evictions have ended
Landlords can no longer end a tenancy without giving a reason. To regain possession, you must use a Section 8 ground, such as:
- Selling the property or moving in yourself (or a close family member). This needs 4 months’ notice and can’t be used in the first 12 months of a tenancy
- Rent arrears of at least 3 months, with 4 weeks’ notice
- Anti-social behaviour or other breaches of the tenancy
If you regain possession to sell or move in, you can’t re-let or market the property to rent for 12 months afterwards.
Change 2
All tenancies are now periodic
Fixed terms have been replaced by rolling (periodic) tenancies with no end date. Tenants can leave at any time by giving two months’ notice. Landlords can only end a tenancy using a valid Section 8 ground.
Change 3
Rent increases once a year
Rent can only go up once a year, using a formal Section 13 notice with at least two months’ notice. Rent review clauses in tenancy agreements no longer apply. Tenants can challenge an increase at the First-tier Tribunal if they think it’s above market rent.
Change 4
No bidding wars, and one month’s rent in advance
- Properties must be advertised at a stated rent, and landlords and agents can’t ask for or accept offers above it
- You can take a maximum of one month’s rent in advance, and only after the tenancy agreement is signed
- Deposit caps stay the same: five weeks’ rent (or six weeks if annual rent is £50,000 or more)
Change 5
Tenants can ask to keep a pet
Tenants can make a written request to keep a pet. Landlords must reply within 28 days and can’t refuse unreasonably. A valid reason might be a lease that bans pets or a property that’s unsuitable for the animal.
Change 6
No blanket bans on families or benefits
It’s now illegal to refuse tenants just because they have children or receive benefits. Adverts like “No DSS” or “No children” are banned. Every applicant must be assessed on their own circumstances, and normal referencing and affordability checks still apply.
Change 7
Tougher enforcement
Councils have stronger investigation powers and can issue civil penalties of up to £7,000 for a first breach and up to £40,000 for serious or repeated breaches. Rent Repayment Orders have also been extended and increased.
What’s coming next
Future changes to plan for
More of the Act will come into force over the next few years. We’ll keep our landlords informed at every stage.
From December 2026
Private Rented Sector Database
Every landlord and rental property must be registered on the new government database, at a cost of £65 per property per year. Registration is opening region by region. For Slough and the South East, it opens on 15 March 2027 and must be completed by 14 June 2027.
Expected 2028
Landlord Ombudsman
A new ombudsman will let tenants settle complaints without going to court. All private landlords will have to join, including those who use a letting agent.
Dates to be confirmed
Decent Homes Standard & Awaab’s Law
A legal minimum standard for rented homes, plus strict deadlines for fixing serious hazards such as damp and mould. Separately, rental homes are expected to need an EPC rating of C or above by 2030.
Renters’ Rights Act FAQ’s
Clear answers to the questions our landlords ask most
Does the Act apply to my existing tenancy?
Yes. From 1 May 2026, existing assured shorthold tenancies automatically became assured periodic tenancies under the new rules. You didn’t need to sign a new agreement, but you did need to give your tenants the government’s Renters’ Rights Act Information Sheet by 31 May 2026.
Can I still get my property back if I want to sell or move in?
Yes. You can use the new Section 8 grounds for selling or moving in (you or a close family member). You’ll need to give 4 months’ notice, and you can’t use these grounds in the first 12 months of a tenancy. Afterwards, you can’t re-let the property for 12 months.
How do I increase the rent now?
You can increase rent once a year by serving a Section 13 notice, giving at least two months’ notice. The new rent should reflect the market. If the tenant thinks it’s too high, they can challenge it at the First-tier Tribunal. We handle rent reviews for our managed landlords.
Do I have to accept pets?
Not automatically. You must consider every written request fairly and reply within 28 days. You can only refuse for a reasonable reason, for example if your head lease bans pets or the property isn’t suitable for the animal.
Can I still reference tenants and check affordability?
Yes. You can still carry out full referencing, credit and affordability checks. What’s banned is refusing someone just because they have children or receive benefits. Each applicant has to be assessed on their own circumstances.
Can I still ask for a deposit and rent in advance?
Yes. You can take a deposit (capped at five weeks’ rent, or six weeks if annual rent is £50,000 or more), which must still be protected. You can also take a maximum of one month’s rent in advance, once the tenancy agreement has been signed.
When do I need to register on the Landlord Database?
For properties in Slough and the rest of the South East, registration opens on 15 March 2027 and must be completed by 14 June 2027. The fee is £65 per property per year. We can help our landlords through the process.
What happens if I don’t comply?
Councils can issue fines of up to £7,000 for a first breach and up to £40,000 for serious or repeated breaches. Tenants may also be able to claim back rent through a Rent Repayment Order. Letting through a compliant agent like Apex Real Estate helps protect you.
Need help with the new rules?
Our lettings team at Apex Real Estate Slough is ready to review your tenancies, answer your questions and keep your property fully compliant.
This page is a general summary of the Renters’ Rights Act 2025 as it applies to private landlords in England, correct as of September 2026. It is not legal advice. Some dates for later phases may change. For full details, see the government guidance at gov.uk, or speak to our team.