What the Renters’ Rights Act Means for Landlords

In Summary…
Section 21 is gone, so landlords now need a proper legal ground to regain possession, and rent increases are capped at once a year through the Section 13 process, with tenants able to challenge rises above market rent. Fixed-term tenancies have given way to assured periodic tenancies, tenants on benefits or with children now have stronger protections, and pet requests can no longer be refused outright. Phase 2, expected to start rolling out in late 2026, is set to introduce a landlord database and Ombudsman scheme with social sector coverage following – however, precise timescales and how registration will be phased in are still being finalised by the government.

The Renters’ Rights Act has been at the top of headlines for months now, and there’s a lot of information flying about that might sound intimidating.

It’s understandable; it’s a major change for landlords, but the practicality of it is much easier to understand than it may initially seem. While the legislation will affect how landlords can let, manage and, if the worst were to happen, regain possession of the property, it hasn’t all been released, so we are in an excellent position to get ahead and make sure properties meet the requirements.

As a landlord in Hampshire, there isn’t a different set of rules, but the local rental market still matters when responding to the Renters’ Rights Act.

So what has changed, what do you need to know, and what do you need to do?

When Do the New Renters’ Rights Rules Come Into Force?

The Renters’ Rights Act’s main reforms came into effect on 1 May 2026. This includes the abolition of Section 21, or “no-fault” evictions, and the transition from assured shorthold tenancies to assured periodic tenancies. Rent increases are now limited to once a year through the Section 13 process, while rental bidding wars and excessive rent in advance are also restricted.

There are also new protections around discrimination against tenants who receive benefits or have children, alongside new rules allowing tenants to request pets.

The legislation doesn’t stop there, with more to come. Phase 2, expected from late 2026, is set to introduce a landlord database and Ombudsman scheme for the private rented sector, with social sector coverage following as a separate stage. Government has yet to confirm the exact rollout dates and how mandatory sign-up will be phased in.

For landlords, the important thing is understanding which changes already apply and which are still to come.

Section 21 Has Been Abolished

Of all the changes that have come into force, this is one that landlords will notice the most. Simply, it means a landlord can no longer evict a tenant without a reason.

If a landlord needs to regain possession, there needs to be a specific legal ground for doing so. There are still legitimate routes to possession, so letting a property does not mean giving up control of it.

It does, however, make getting the process right more important. Having good letting management in place can help make sure notices, paperwork and the wider tenancy process are handled correctly rather than trying to navigate everything informally.

Fixed-Term Tenancies Are Changing

The traditional fixed-term tenancy is being replaced by an assured periodic tenancy. In simple terms, tenants will generally have greater flexibility over when they leave rather than being tied to a fixed end date.

For landlords, this does remove some of their ability to end a tenancy at will. The tenancy continues until the tenant chooses to leave or the landlord has a valid reason to seek possession under the new rules.

It is a different way of managing a tenancy, and one that makes clear communication and good record-keeping even more important.

New Rules for Rent Increases

This is a big change; landlords can no longer increase rent as frequently. Rent increases are generally limited to once a year and must follow the correct Section 13 process.

Tenants can also challenge a proposed increase if they believe it is above the market rent for the property.

This is where knowing your local market becomes particularly useful. A landlord in Chandler’s Ford needs to understand what similar properties are actually achieving locally, rather than simply choosing a figure that feels right.

If you are reviewing your rent, a realistic rental valuation gives you a much clearer starting point. Knowing what comparable properties are achieving in Chandler’s Ford and Eastleigh can help you price sensibly while remaining competitive.

New Protections for Tenants

The Act also introduces stronger protections around who landlords can and cannot discriminate against.

Landlords cannot refuse someone simply because they receive benefits or have children. There are also new rules around tenants keeping pets, with landlords generally needing to consider a request rather than simply applying a blanket ban.

While most landlords wouldn’t consider this kind of discrimination, it does mean reviewing how properties are advertised and how applications are handled. Wording that might previously have seemed harmless could now create problems if it excludes a particular type of tenant.

What Does the Renters' Rights Act Mean for Landlords in Chandler's Ford and Eastleigh?

The legislation applies across England, but local markets can react differently; for landlords in Chandler’s Ford and Eastleigh, that means understanding both the new rules and what tenants are looking for in the area. 

Family houses and apartments make up much of the local rental market, with rents varying considerably depending on property size, condition and location.

Current local rental data puts the average rent at around £342 per week, or approximately £1,482 per month, with 70% of listings sitting between around £1,148 and £1,898 per month;

• 1-bedroom flats: around £1,148 per month
• 2-bedroom flats and houses: around £1,148 to £1,452 per month
• 3-bedroom houses: around £1,525 to £1,850 per month
• 4-bedroom houses: around £1,898 to £2,149 per month

These figures are useful as a guide, but rental values can vary significantly between individual properties. A well-presented three-bedroom family home in one part of Chandler’s Ford may attract a very different level of demand than another.

That is why local knowledge matters. The right rent needs to reflect the property, the market and what tenants are actually prepared to pay.

For landlords, the fundamentals remain the same: price it correctly, market it properly, find suitable tenants and manage the tenancy well. The difference is that the rules around how you do those things have changed.

So, if you’re a landlord in Hampshire, what should you actually be doing now?

Renting Out Your Property in Chandler's Ford?

If you own a property in Chandler’s Ford or Eastleigh and are wondering what the Renters’ Rights Act means for you, the best place to start is with the property itself.

What could it rent for? What type of tenant is likely to be interested? How should it be marketed? And are you comfortable managing the tenancy as the rules continue to change?

Thinking about your next move in Chandler’s Ford? Get in touch with the Rowe & Co team today for a chat about the local market or to book a professional valuation of your property.