Renters' Rights Act is now law – the key changes every landlord needs to know
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The Renters' Rights Act has introduced sweeping changes for landlords across England, with parts of the legislation also applying in Scotland and Wales. Here's what has changed and why AXA says it's time to review your insurance.
Millions of landlords are being urged to review their tenancy agreements, record keeping and insurance after one of the biggest shake-ups of the private rented sector in decades came into force.
The Renters' Rights Act, which took effect on 1 May 2026, changes how landlords in England can regain possession of their properties, limits rent increases and strengthens tenants' rights. Separate parts of the Act also apply in Scotland and Wales, including new protections against discrimination for families with children and people receiving benefits.
Insurance provider AXA says the reforms mean landlords will need better documentation and accurate insurance cover as the new rules take effect. Landlords can find practical guidance through AXA's landlord advice hub.
Section 21 has gone - what it means
The biggest change is the abolition of Section 21 "no-fault" evictions in England.
Landlords can still regain possession of their property, but only where there is a legally recognised reason supported by evidence, such as selling the property, moving into it themselves, redevelopment or serious tenancy breaches including rent arrears.
AXA has published further guidance on how the new possession rules work in its landlord advice hub.
The other major changes landlords need to know
The Act also introduces several other important reforms, including:
- Periodic tenancies replacing fixed-term assured shorthold tenancies.
- More evidence required for possession claims.
- Rent increases limited to once every 12 months.
- Tenants being able to challenge unfair rent increases.
- Rental bidding wars being banned.
- Stronger protections for tenants with children and those receiving benefits.
- Blanket "no pets" policies ending, with refusals needing to be reasonable.
- Higher expectations around property safety and maintenance.
With so many changes arriving at once, AXA recommends landlords review both their tenancy agreements and insurance arrangements. More information is available through its landlord advice hub.
Why AXA says landlords should review their insurance
AXA says landlords should ensure their insurance accurately reflects the property, the type of tenant living there and that all policy conditions continue to be met. Failing to keep information up to date could affect cover if a claim is made.
The insurer also notes that damage caused by domestic pets, such as scratching, chewing or fouling, is often excluded from standard landlord insurance policies. Landlords can review their cover by visiting AXA's landlord insurance guidance.
Because possession claims are expected to become more evidence-based, insurers may also require more thorough tenant checks, including credit references, verified bank details and proof of identity under certain policy covers.
Could landlords face higher costs?
Potentially. AXA believes the more formal possession process could lead to more legal proceedings, greater financial pressure and higher insurance premiums across the sector over time.
Landlords can find further practical advice on preparing for the changes through AXA's landlord advice centre.
Frequently asked questions
Can landlords still evict tenants?
Yes. They can still regain possession where lawful grounds exist, including selling the property, moving into it themselves, redevelopment or serious tenant breaches.
Can landlords still increase rent?
Yes, but generally only once every 12 months, and tenants can challenge increases they believe are unfair.
Can landlords refuse pets?
Not automatically. Tenants now have the right to request a pet, and landlords must have reasonable grounds if they refuse.
Should landlords review their insurance?
AXA recommends checking that your landlord insurance reflects your property, tenants and current circumstances, and that you understand any conditions attached to your cover.
Whether you own one rental property or a larger portfolio, understanding the new rules and keeping accurate records will help you adapt to the biggest changes the rental market has seen in years.
Can landlords still evict tenants?Can landlords still increase rent?Can landlords refuse pets?Should landlords review their insurance?