Landlord questions, answered

No. Since 1 May 2026 new private tenancies in England are assured periodic tenancies with no fixed term, and existing assured shorthold tenancies converted automatically. The tenancy continues until the tenant gives notice or you obtain possession on a valid ground.

Tenants can end a periodic tenancy by giving two months' notice.

No. Section 21 'no-fault' evictions were abolished on 1 May 2026; the last day to serve one was 30 April 2026. You now need a section 8 notice relying on one of the grounds for possession, and a court order if the tenant doesn't leave.

If there was a written agreement, the government's Renters' Rights Act information sheet had to be given to tenants by 31 May 2026. If you haven't done this, do it now and keep proof of when you gave it.

At most once a year, using the statutory section 13 notice (the government's prescribed form), giving at least two months' notice. Rent review clauses in tenancy agreements can't be used to raise the rent. Our rent increase cover letter can go with the notice.

Yes. A tenant can refer a section 13 notice to the First-tier Tribunal (Property Chamber), which decides the market rent. Keep evidence of rents for similar local properties.

No. Rental bidding is banned: you must state an asking rent and must not invite or accept offers above it.

Yes, there are section 8 grounds for selling and for you or close family moving in. They generally can't be used in the first 12 months of a tenancy and need four months' notice.

The mandatory rent arrears ground needs three months' rent owed, with four weeks' notice. Talk to your tenant early – and take legal advice before serving notice, as mistakes can invalidate it.

You must not unreasonably refuse a tenant's request to keep a pet, and should reply in writing within 28 days. A specific reason (such as a superior lease that bans pets) is more likely to be reasonable than a general preference.

No. Blanket bans on tenants who receive benefits or have children are unlawful.

Every 12 months, by a Gas Safe registered engineer. Give the tenant a copy within 28 days, and new tenants a copy before they move in.

At least every five years. Give tenants a copy within 28 days and complete any required remedial work.

Privately rented homes in England generally need an EPC rating of E or above, unless a valid exemption is registered.

Within 30 days of receiving it, in a government-approved scheme, and give the tenant the prescribed information within the same 30 days. Deposits are capped at five weeks' rent (six if annual rent is £50,000 or more).

A smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance (except gas cookers). They must work on the first day of each tenancy.

Later phases of the Renters' Rights Act introduce a Private Rented Sector Database that landlords will have to register on, and a landlord ombudsman. The government sets the dates – check gov.uk.