Common questions from Norfolk landlords, answered

The Renters’ Rights Act 2025 represents the most significant reform of the private rented sector in decades.

Many of the key provisions are expected to come into force from 1 May 2026, with additional phases likely to follow through 2026-2028. For landlords, this will reshape how tenancies are created, managed and ended.

Naturally, we are speaking to many landlords across Norfolk who want to understand what these changes will mean in practice. Here are some of the questions we are being asked most often right now.

Will Section 21 really be abolished?

Yes. From 1 May 2026, landlords will no longer be able to use Section 21 “no-fault” notices to end a tenancy.

Instead, repossession will need to rely on specific legal grounds, such as rent arrears, antisocial behaviour, selling the property or needing the property for personal use.

While this changes the process, it does not remove a landlord’s ability to regain possession when there are legitimate reasons to do so. It does mean, however, that using the correct possession grounds and supporting evidence will become increasingly important.

What will happen to fixed-term tenancies?

Another significant reform is the removal of fixed-term Assured Shorthold Tenancies.

Under the new framework, all tenancies will become assured periodic tenancies. Existing agreements will convert once the legislation comes into force.

Tenants will be able to end a tenancy by giving two months’ notice. Landlords will still be able to regain possession using the appropriate legal grounds and notice periods.

For landlords, this means tenancy agreements and management practices will need to reflect the new periodic structure.

How will rent increases work?

Rent increases will follow a more structured process under the new rules.

Rent can typically only be increased once per year using the statutory Section 13 procedure and must reflect the market rate.

Tenants will have the right to challenge increases if they believe the proposed rent exceeds market value.

For landlords, ensuring rent reviews are supported by accurate local market evidence will become more important than ever.

Are there changes to rent in advance and rental bidding?

Yes. The Act introduces clearer rules around how properties are advertised and let.

For new tenancies, rent in advance will be limited to one month’s rent, alongside the existing five-week deposit cap.

Rental bidding above the advertised price will also be prohibited, meaning rents must be clearly set and agreed from the outset.

What about pets and tenant discrimination?

The legislation strengthens tenant rights in several areas.

Tenants will have greater rights to request keeping pets, and landlords must not unreasonably refuse these requests.

The reforms also make it unlawful to discriminate against tenants simply because they receive benefits or have children.

For many landlords, adopting more inclusive policies may open access to a wider tenant pool.

Are property standards changing?

Higher property standards are expected in a later phase of the legislation.

The Decent Homes Standard will apply to the private rented sector, alongside the extension of Awaab’s Law. This will introduce clearer expectations around hazards such as damp and mould and the timeframes for resolving them.

This change will place greater emphasis on proactive maintenance and ongoing compliance.

Will landlords need to register anywhere?

Further reforms will introduce additional oversight of the sector.

A Private Rented Sector database and a Landlord Ombudsman are expected to be introduced during later implementation phases between 2026 and 2028.

Registration will be required before landlords can rely on certain possession grounds or advertise a property for rent. The Ombudsman will provide a formal route for resolving disputes between landlords and tenants.

What should landlords be thinking about now?

Although some of the reforms will be introduced in phases, the direction of travel is clear.

Landlords may wish to start preparing by reviewing tenancy agreements, ensuring compliance documentation is up to date, considering property standards and maintenance planning, and keeping informed about the evolving timeline of the legislation.

With stronger enforcement powers expected for local authorities, understanding the new framework early will help landlords adapt smoothly.