The Renters' Rights Act: What It Means for Newcastle Landlords in 2026
The Renters' Rights Act is the biggest change to private renting in England for over 30 years. Most of it came into force on 1 May 2026, and more is on the way in 2027 and beyond.
If you let student houses in Jesmond, student housing in Heaton or properties to rent in Sandyford, the Act already affects how you let, how you increase rent and how you get a property back. This guide covers what's changed, what it means for student landlords in particular, and what you need to do next.
Key dates at a glance
27 October 2025: the Renters' Rights Act receives Royal Assent
1 May 2026: Section 21 abolished, all tenancies become periodic, new possession grounds and rent rules start
31 May 2026: deadline to give existing tenants the government's Information Sheet
31 July 2026: old Section 21 and Section 8 notices lapse if no court claim has been made
15 December 2026: PRS Database opens in the West Midlands, with other regions following month by month
15 June 2027: PRS Database registration opens for North East landlords
14 September 2027: last day for North East landlords to register
From 2035: Decent Homes Standard applies to private rented homes
To be confirmed: Landlord Ombudsman and Awaab's Law for private rented homes
What changed on 1 May 2026
Section 21 has gone. To get a property back, you now serve a Section 8 notice and rely on a legal ground for possession. Older notices lapsed on 31 July 2026 if no court claim had been made.
All tenancies are now periodic. Fixed terms no longer exist, and existing tenancies converted automatically. Tenants can leave with two months' notice. New tenants need a written statement of terms before the tenancy starts. Existing tenants should have received the Renters' Rights Act Information Sheet by 31 May 2026. If you missed that deadline, serve it now, as fines run up to £7,000.
New possession grounds. Selling or moving in (Grounds 1A and 1) needs four months' notice, and you can't take possession using either ground in the first 12 months of a tenancy. Student landlords have a new ground (Ground 4A) to get an HMO back for the next group of students, with four months' notice, covered in full below. For rent arrears (Ground 8), the threshold is now three months, with four weeks' notice. You can't regain possession if the deposit wasn't protected.
Rent increases go through a Section 13 notice. You can increase the rent once a year, to market rate, with at least two months' notice. Tenants can challenge an increase at the First-tier Tribunal, and increases can no longer be backdated.
Other changes. You can't take more than one month's rent in advance or accept offers above your asking rent. You also can't unreasonably refuse pets (see our guide to renting your property to tenants with pets) or turn away tenants because they have children or receive benefits.
What it means for student landlords in Newcastle
Ground 4A lets you get a student house back in time for the next group. To use it, the property must be an HMO (here's our guide on whether student accommodation is an HMO) and every tenant must be a full-time student. You must also tell the tenants in writing, before the tenancy is agreed, that you may use it. You then give four months' notice, ending between 1 June and 30 September.
The catch is the six-month rule. You can't use Ground 4A if the tenancy was agreed more than six months before it starts. Many Newcastle student houses have traditionally let well ahead of time, so this changes how the letting season works.
You can still market your property early. The difference is when tenants sign. For a tenancy starting on 1 July 2027, students can view now, pay a holding deposit and complete referencing, then sign the tenancy agreement in January 2027, within the six-month window. That way you secure your group early and keep Ground 4A available.
We're also advising landlords to move tenancy start dates to June or early July. This lines the tenancy up with the academic year and limits the impact of students serving two months' notice under the new periodic tenancies.
What's still to come
PRS Database: every landlord must register each rental property, at £65 per property per year. North East registration runs from 15 June to 14 September 2027.
Landlord Ombudsman: membership will be compulsory for all private landlords, with a start date still to be confirmed.
Decent Homes Standard and Awaab's Law: the Decent Homes Standard will apply to private rented homes from 2035. Awaab's Law will set deadlines for fixing hazards such as damp and mould, with a date still to be confirmed.
Most breaches of the new rules carry fines of up to £7,000, rising to £40,000 for serious or repeated ones. Tenants can also claim back up to 24 months' rent.
How Seekers is helping Newcastle landlords
We've been letting and managing homes across Newcastle for over 20 years, and we're members of Propertymark and The Property Ombudsman. For managed landlords, we handle everything the Renters' Rights Act requires, from tenancy documents and Information Sheets to Ground 4A and Section 13 notices.
If you have questions about the Renters' Rights Act, contact Kyle Dickson MARLA, Acting Lettings Director, on 0191 649 7011.
Take a look at our letting and property management services for Newcastle landlords or compare our landlord fees and management packages. If you're thinking of moving your portfolio, read our guide to choosing a letting agent in Newcastle.
Renters' Rights Act FAQs
Can I still use a fixed-term tenancy?
No. All assured tenancies in England are now periodic. Tenants can leave with two months' notice, and landlords can only end a tenancy using a valid possession ground.
Do I need to give tenants the Information Sheet?
Yes, if the tenancy started before 1 May 2026 and is wholly or partly in writing. You must give them the document itself, not a link to it.
How often can I put the rent up?
Once a year, using a Section 13 notice with at least two months' notice.
When do North East landlords need to register on the PRS Database?
Between 15 June and 14 September 2027.
For the full detail, read the government's official guide to the Renters' Rights Act. This guide is for general information and isn't legal advice.
