Renters' Rights Act survey
Renting has changed. Do you know your rights? The Renters' Rights Act has introduced important changes for private renters. If you rent from a private landlord or letting agent, we'd like to know how aware you are of your rights and where you would go for help if problems arose. Take our short survey.
Advice for tenants and landlords
The first changes of the Renters' Rights Act 2025 took effect on the 1 May 2026. Landlords and tenants need to know how the changes will affect them.
Phase 1: 1 May 2026
The following changes took effect from 1 May 2026:
- abolition of Section 21 notices ‘no fault’ evictions for the private rented sector (PRS)
- all new and existing PRS tenancies to become Assured Periodic Tenancies
- introduction of new limited grounds for possession
- rent increase limited to once a year with a valid Section 13 served and 2 months’ notice
- ban on rental bidding and upfront payments beyond 1 month’s rent
- right to request a pet, with refusal requiring reasonable grounds
- expanded enforcement duties and powers for councils to add to those implemented from 27 December 2025
This is not an exhaustive list, you need to read the government guidance for a full list of changes.
Phase 2: 15 August 2027 for Dorset and the South West
The next phase will introduce the national ‘Register your rental property’ service (previously known as the PRS Landlord Database).
If you are a landlord of an assured or regulated tenancy in Dorset, then you must register yourself and each of your properties through this new service.
It will go live in Dorset from 15 August 2027 and the deadline to register will be 14 November 2027.
For the latest guidance, see Get ready; Register your rental property service (GOV.UK).
Phase 3: Timing yet to be confirmed
The following additional measures are planned, subject to confirmation of dates:
- introduction of a Private Rented Sector Landlord Ombudsman
- minimum EPC rating of C (unless officially exempt) with a target date of 2030
- introduction of the Decent Homes Standard, including the extension of Awaab’s Law to the Private Rented Sector
Keep up to date and be the first to hear about changes by:
- signing up to government email alerts
- joining Dorset Council's Landlord Forum, it is free and you can join the forum online. We will be posting regular updates as we get closer to implementation
- visiting the Housing Hub on GOV.UK, for full details of the latest updates
- using the government approved checklist to make sure you are up to date and ready
- make sure your tenancy agreements reflect the new rules
- plan rent reviews to comply with annual limits
- landlords in Dorset should be ready to register themselves and their properties from 15 August 2027
- ensuring property standards meet legal requirements
The new changes are aimed at giving renters greater security and stability so they can:
- stay in their homes for longer
- build lives in their communities
- avoid the risk of homelessness
If you have questions, ask your landlord or letting agent how they are complying with the new rules.
You can visit the gov.uk website for Private Rented Tenants and read an overview of the changes within this page.
If you have concerns, answer a few questions to get advice or report a problem to us.
This form can be used as a self‑check only, and at the end you can decide if you want to submit your enquiry to us or simply close it. We do not contact your landlord until we have spoken to you first.
This form is currently not working on touch-screen devices due to a recent supplier update. We are working with the supplier to fix the issue as quickly as possible. The form can still be accessed on other devices.
Before 1 May 2026
Landlords could evict tenants without giving a reason using a process called section 21.
After 1 May 2026
From 1 May 2026, landlords can no longer use the section 21 process. Evictions must only be based on specific legal reasons using the section 8 process. See the full guidance for landlords and letting agents on gov.uk.
Impact
Tenants gain more security. Landlords must follow the clear legal grounds for evictions.
Before 1 May 2026
Landlords could issue new ASTs up to the 30 April 2026.
After 1 May 2026
From the 1 May 2026 onwards, no new ASTs can be started. From this date all new tenancies must be Assured Periodic Tenancies (APT). This means they do not have a fixed term or end date. A new APT must include a written statement of terms.
On the 1 May 2026 all existing AST tenancies automatically converted to the new APT system. To ensure tenants are aware of their new rights, by 31 May 2026 landlords must have given their existing tenants The Renters’ Rights Act Information Sheet 2026.
If as a landlord you have any tenancies based entirely on a verbal agreement, that were made before 1 May 2026, then you cannot give this Information Sheet. You must provide the written information for your tenant instead.Warning
Impact
As tenancies will no longer have a fixed term or end date, renters should feel a greater sense of security in their home. Landlords must ensure that the correct paperwork is issued to both existing and new renters or risk a fine.
Before 1 May 2026
Rent can be increased multiple times a year.
After 1 May 2026
If landlords want to increase the rent, they will need to fill out form 4A and give it to their tenant giving at least 2 months’ notice. This is also called the section 13 process.
You cannot increase rent more than once a year. Tenants will be able to challenge a proposed rent increase that they believe is above the market rent.
Impact
Landlords must plan rent reviews carefully to ensure compliance.
Before 1 May 2026
Landlords can ask for several months’ rent upfront.
After May 2026
Landlords will not be able to ask for, encourage or accept a payment of rent before the tenancy agreement is signed. Advance rent payments will be capped at one month.
Impact
Reduces financial barriers for tenants. Landlords must adjust their rental setup processes.
Before 1 May 2026
Some landlords ban pets entirely.
After 1 May 2026
Tenants can request to keep pets. Landlords must consider requests and cannot refuse without good reason.
Impact
Landlords will need to make sure they deal with pet requests fairly.
Before 1 May 2026
Some landlords refuse tenants with children or renters on benefits.
After 1 May 2026
Landlords will no longer be able to discriminate against potential tenants who are on benefits or who have children.
Impact
Tenants get fairer access to housing. Landlords must review their property adverts and selection criteria. Phrases such as 'would suit processionals' or 'ideal for working tenants' may breach the new rules and result in a fine of up to £7,000.
Now
Disputes between landlords and tenants can sometimes require legal action.
Future change
Landlords will be required to be a member of a Landlord Ombudman Service which will offer free, impartial complaint resolution. This change is likely to happen in 2028.
Impact
Landlords and tenants benefit from a faster way to resolve disputes.
Before 1 May 2026
Councils enforce housing standards under existing laws and policies.
After 1 May 2026
Landlords will need to make sure they comply with the tenants’ rights law changes. Councils will have more power to issue financial penalties when landlords breach the requirements.
Between 15 August and 14 November 2027, landlords in Dorset must register with the ‘Register your rental property’ service. If they do not register by 14 November 2027, they could be fined up to £7,000.
Read more in Get ready: Register your rental property service (GOV.UK)
Impact
Landlords must comply with tenancy changes and register their properties to avoid possible fines.
Changes have been rolled out from 1 May 2026 with phase 2 continuing in Dorset and the South West from 15 August 2027.
Read the governments implementation roadmap (November 2025) to find out what is happening and when.