Four things landlords can do now to protect themselves from the Renters’ Rights Act

Large parts of the Renters’ Rights Act have come into force and while it should improve outcomes for renters, critics argue it’s made the task of being a landlord tougher.

One of the Labour government’s flagship policies, the bill looks to shift what some perceive as the power imbalance between tenants and landlords.

But its introduction comes after years of the buy-to-let market being clobbered, with increases to the second home stamp duty surcharge and tax reliefs on mortgage interest slashed.

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The changes contained within the Renters’ Rights Act, which applies primarily to the private rental market, are being phased in from 2026 onwards. A large number of changes came into effect in May 2026.

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‘No fault’ evictions have been banned, renters can now ask to live with a pet and landlords cannot reasonably refuse and fixed-term tenancies have been replaced with rolling contracts.

The act will look to extend Awaab’s Law to private rentals too, although this hasn’t come into effect yet. The law, already in place for the social rented sector, means landlords have to investigate and fix serious damp mould and emergency hazards within a fixed timeframe.

While the Renters’ Rights Act will arguably improve lives for tenants, landlords already working in a challenging market need to arm themselves with as much protection as possible.

Here are four key things landlords should consider doing now.

Rent guarantee insurance

With the Renters’ Rights Act abolishing Section 21 (of the 1988 Housing Act) ‘no fault’ evictions, landlords now have to rely on section 8 to take over possession of a property.

Under Section 8, tenants can be evicted on anti-social behaviour grounds or for owing at least three months’ rent.

However, this could lead to extended periods where landlords are left significantly out of pocket and facing legal costs if a tenant disputes a case and it goes to court.

Rent guarantee insurance can protect you in this situation, covering for missed rental payments and sometimes legal costs.

Rent guarantee insurance usually pays out for between six to 12 months. How much you pay will vary depending on the type, size and location of the property, your level of cover, the excess and the insurer’s assessment on how likely it is a tenant will default on payments.

You could also ask a prospective tenant to agree to have a guarantor, who can cover any rent should the tenant be unable to pay.

Chris Norris, chief policy officer at trade body the National Residential Landlords Association (NRLA), said: “For landlords who rely on rental income to cover essential costs, a guarantor or rent guarantee insurance is a sensible option.

“With Section 8 possession routes likely to be slower and costlier, cover that pays out for unpaid rent and the legal costs of regaining possession can be the difference between a manageable setback and a serious financial hit.”

Tighten referencing and affordability checks

With fixed-term assured tenancies ditched through the Renters’ Rights Act and, alongside the banning of Section 21 evictions, it’s incumbent on landlords to do thorough affordability and referencing checks on tenants to ensure they can keep up with payments and won’t cause any problems.

As a landlord, you can carry out referencing and affordability checks yourself.

You can also get the help of a letting agent or professional tenant referencing company, just bear in mind you’ll need to pay for this.

For example, a professional referencing company can charge anywhere between £15 and £40 per tenant.

If you carry the checks out yourself, you could hold an initial phone or video call with the tenant to gauge their personality and also find out other useful information about them like what type of employment they’re in and if they smoke.

You could carry out a credit check on them, review their bank statements and ask their employer and previous landlord for a reference as well.

Sim Sekhon, group chief executive officer at Propoly, a platform for lettings agents, said: “Landlords and letting agents will need to place far greater focus on upfront due diligence, particularly around affordability, income verification, previous tenancy conduct and overall risk profiling before a tenancy begins.”

Do note, under the Renters’ Rights Act, it is now illegal for landlords to refuse to rent a property to a tenant receiving benefits or with children aged under 18.

Consider adding a pet policy to your tenancy agreement

The Renters’ Rights Act sets out that landlords cannot unreasonably refuse a tenant’s request for a pet. This part of the act came into effect in May 2026.

Therefore, it could be worth adding a pet policy to your tenancy agreement to avoid any disputes down the line.

Sián Hemming-Metcalfe, operations director at Property Inspect, a website for property managers, surveyors and landlords to manage property reports and inspections, said: “A well-drafted pet policy can help set expectations around issues such as cleaning responsibilities, flea treatment, nuisance behaviour and how any pet-related damage will be managed.”

As well as adding a pet policy to your tenancy agreement, it may be worth adding pet damage to your existing landlord insurance which would cover you in case of any accidents.

Hemming-Metcalfe added it could be worth writing out an inventory and agreeing on it with a tenant.

This will establish the condition of the property, including contents, general cleanliness, walls, floors and appliances, when they moved in and could help if a tenant disputes whether their pet has caused any damage down the line.

Start keeping detailed records and stay on top of compliance and property standards

Section 8 notices rely on strong evidence against a tenant, so it’s important landlords hold detailed records of all aspects of a tenancy which they can use to prop up a case that goes to court.

Hemming-Metcalfe said: “Maintain thorough inspection reports with photographic evidence, accurate maintenance records, rent payment histories and clear logs of tenant communication throughout the tenancy. Evidence of issues such as antisocial behaviour complaints or unresolved repair access can also become critical if matters reach court.”

Landlords must also ensure they’re keeping on top of property standards and compliance.

This includes ensuring Energy Performance Certificates (EPCs), gas safety certificates and electrical reports are valid and up to date and deposits are correctly protected through a tenancy deposit scheme. Repair issues will also need to be addressed promptly, with clear records maintained throughout.

Hemming-Metcalfe added: “Beyond avoiding fines, compliance will increasingly form part of a landlord’s ability to successfully pursue possession claims. In practice, maintaining accurate property records, inspection evidence and audit trails will become just as important as the physical management of the property itself.”

Are you a landlord affected by the Renters’ Rights Act and other recent legislative changes? If you'd like to share your story, get in touch by emailing editor@moneyweek.com.