The Renters’ Rights Act has changed how landlords in England let and manage their properties. But some of the biggest misunderstandings come from treating the new system like the old one with a few extra rules added. Since 1 May 2026, the basic structure of an assured tenancy has changed. Fixed terms have been replaced by periodic tenancies, Section 21 has gone, rent increases follow a set process and tenants have new protections.
For landlords, understanding what has actually changed is important. Here are some of the areas that can easily confuse.
Related: No More Rent Bidding: How the Renters’ Rights Act Changes Lettings for Landlords
Misunderstanding 1: Existing fixed terms continue as before
One of the biggest changes is the move away from fixed-term assured tenancies. From 1 May 2026, existing assured and assured shorthold tenancies became periodic, while new assured tenancies must also operate on a rolling basis. That means an old end date in an existing agreement no longer brings the tenancy to an automatic end. The tenancy continues until the tenant ends it, both parties agree to end it, or the landlord legally regains possession.
Misunderstanding 2: No Section 21 means landlords cannot regain possession
Section 21 has been abolished, but landlords have not lost the ability to recover their property. Instead, possession now depends on the relevant legal grounds and the circumstances of the tenancy. These include situations such as a landlord wishing to sell, a landlord or qualifying family member moving into the property, serious rent arrears and certain cases of anti-social behaviour. The important difference is that possession needs a valid reason supported by the correct process, rather than relying on a Section 21 notice.
Misunderstanding 3: The tenancy agreement can decide how rent increases work
A rent review clause in an agreement is no longer enough to increase rent for an assured tenancy covered by the new rules. Landlords must use the statutory Section 13 process and provide the required notice. In general, rent can only be increased once a year, with at least two months’ notice, and the proposed amount should reflect the open-market rent. A tenant who believes the increase is above market level can ask the First-tier Tribunal to determine the rent.
Misunderstanding 4: Landlords must accept every pet
The Act gives tenants a right to request permission to keep a pet. It does not give every tenant an automatic right to have one. A request must be made in writing and include a description of the animal, and a landlord cannot unreasonably refuse consent. There can still be reasonable grounds for saying no, including circumstances where allowing the animal would put the landlord in breach of an agreement with a superior landlord.
Related: Renting to pet owners: What changes in 2026 under the Renters’ Rights Act | Parkers
Misunderstanding 5: The advertised rent is only a starting point
Rental bidding is no longer permitted. A property must be advertised with an asking rent, and landlords and letting agents cannot invite, encourage or accept an offer above that figure. This changes the role of the advertised price. It is not there to start a bidding process, so setting an appropriate figure from the beginning matters more than before.
Misunderstanding 6: Existing tenants did not need any new information
Although existing agreements did not generally need to be rewritten simply because the law changed, most landlords or their agents were required to provide existing tenants with the official Renters’ Rights Act Information Sheet by 31 May 2026. Different written-information requirements also apply to tenancies created after 1 May. This is a useful example of why landlords need to separate changes to the tenancy itself from new administrative duties created by the Act.
Misunderstanding 7: Compliance is mainly about paperwork
Documents matter, but the new framework affects much more than what sits in a landlord’s files. It shapes how a tenancy is advertised, how rent is reviewed, how requests are handled and how possession is approached. Good property management increasingly means getting everyday decisions right as well as keeping the correct records.
Related: Why professional letting support matters in the era of the Renters’ Rights Act
Make the new rules easier to manage
For landlords managing several properties, or simply trying to keep on top of changing requirements alongside other commitments, that can mean more to monitor. Parkers can help with the day-to-day management of your rental property and help you understand how the new rules affect your responsibilities. Contact your local Parkers team to discuss how our property management services could support you.
