The Renters' Rights Act 2026: A Kent Landlord's Compliance Checklist

The Renters’ Rights Act is now changing how private landlords operate across Kent. Since 1 May 2026, Section 21 notices have been abolished, assured shorthold tenancies have moved to a periodic model, and landlords must prepare for new registration, information and redress requirements.

The practical answer is clear: Kent landlords need an up-to-date compliance system covering tenancy documentation, possession procedures, property standards, rent increases, registration and tenant communication. I help landlords manage these responsibilities through reliable, transparent and locally informed property management.

Important: This article is a practical guide, not legal advice. If you are dealing with possession proceedings, a complex tenancy or a licensing issue, obtain advice from a qualified housing solicitor or specialist adviser.

What the Renters’ Rights Act means for Kent landlords

The Renters’ Rights Act 2025 is being implemented in England during 2026. Its central reforms apply to private landlords in Kent in the same way as landlords elsewhere in England.

The most significant changes are:

• Section 21 “no-fault” evictions are no longer available.

• Assured shorthold tenancies have been replaced by assured periodic tenancies.

• Existing fixed-term assured tenancies generally continue as rolling tenancies.

• Landlords must use specific Section 8 grounds to recover possession.

• Rent increases must follow the statutory Section 13 process.

• Landlords must provide tenants with prescribed information.

• A new Private Rented Sector Database is being introduced.

• A Private Rented Sector Landlord Ombudsman is being established.

• Property condition, tenant communication and evidence trails are more important than ever.

The official GOV.UK guide to the Renters’ Rights Act provides the latest government information. As implementation develops, landlords should check for updated guidance and commencement dates.

1. Review every tenancy and remove reliance on Section 21

Section 21 notices were abolished on 1 May 2026. A landlord cannot now serve a new Section 21 notice simply because they want to regain possession without giving a reason.

If you need to recover a Kent property, you must normally:

• Identify the relevant statutory ground for possession.

• Serve the correct Section 8 notice.

• Give the required notice period.

• Gather evidence supporting the ground.

• Apply to court if the tenant does not leave.

• Follow the court and bailiff process where necessary.

Common grounds may include:

• Significant rent arrears.

• Persistent late payment.

• Serious antisocial behaviour.

• Damage or deterioration to the property.

• A genuine intention to sell.

• A genuine intention for the landlord or close family member to move in.

• Breach of the tenancy agreement.

• Certain redevelopment or accommodation-related circumstances.

The notice period depends on the ground. For example, the grounds relating to selling or moving into a property generally require four months’ notice and cannot normally be used during the first 12 months of a new tenancy.

Landlords who served a valid Section 21 notice before 1 May 2026 also needed to act within the transitional timetable. In most cases, court proceedings had to begin by 31 July 2026. That deadline has now passed, so landlords should obtain legal advice before relying on any historic notice.

2. Convert your tenancy management to periodic tenancies

The Act ends the use of fixed-term assured shorthold tenancies in the private rented sector. Existing fixed-term tenancies generally continue on a rolling periodic basis, usually aligned with the rent payment period.

For a Kent landlord, this means your tenancy records and operational procedures should reflect that:

• The tenancy may no longer have a fixed end date.

• The tenant can usually leave by giving at least two months’ notice.

• The notice should end on the correct day in the rent period.

• A landlord cannot use the expiry of a fixed term as a reason for possession.

• Any possession action must be based on a valid legal ground.

You do not necessarily need to rewrite every existing tenancy agreement. However, you should give tenants the information required by the legislation and ensure your records explain how the tenancy operates after the reforms.

If you manage several properties, update your templates, tenant portal, rent schedules and staff procedures. Treating a periodic tenancy as though it were still a fixed-term AST can create avoidable errors.

3. Provide the correct written information to tenants

Landlords and agents have information duties under the new system. Tenants with written agreements should receive the government’s Renters’ Rights Act information sheet, where required.

The government information sheet explains changes including:

• The end of Section 21 notices.

• The move from fixed terms to periodic tenancies.

• The tenant’s notice requirements.

• New rent increase protections.

• The right to request a pet.

• The grounds a landlord may use to seek possession.

The official Renters’ Rights Act Information Sheet 2026 confirms that existing tenants without a written tenancy agreement may need a written statement setting out the key terms and other required information.

Your checklist should include:

• Confirming which tenants have received the required information.

• Keeping evidence of when and how it was provided.

• Providing a written statement where there is no adequate written agreement.

• Checking that rent, deposit, repair and notice information is accurate.

• Retaining copies in a central property file.

Clear records protect both landlords and tenants. I ensure that important documents are organised, accessible and reviewed as part of the wider management process.

4. Prepare for Private Rented Sector Database registration

The Renters’ Rights Act introduces a national Private Rented Sector Database. Landlords of relevant assured and regulated tenancies will need to register themselves and their properties when the requirement applies to their area.

The rollout is being introduced in stages. The precise timetable for individual areas in Kent should be checked against current government announcements.

Registration is expected to help landlords:

• Demonstrate compliance.

• Access information about their legal obligations.

• Keep property details current.

• Provide greater transparency for tenants.

• Reduce the risk of enforcement problems.

Failure to register may have serious consequences. The legislation provides for civil penalties, and a landlord who is not properly registered may face restrictions when seeking possession, subject to the relevant exceptions and rectification provisions.

Registration on the national database does not automatically replace:

• Selective licensing.

• Additional HMO licensing.

• Mandatory HMO licensing.

• Building safety requirements.

• Gas, electrical and fire safety duties.

• Energy performance requirements.

• Deposit protection obligations.

Kent is made up of multiple local authority areas, so landlords should check the specific licensing rules for the borough or district where each property is located.

5. Update your rent increase process

From 1 May 2026, landlords must use the statutory Section 13 process for rent increases in the private rented sector. Rent review clauses cannot be used as a substitute for the new procedure.

A compliant rent review process should include:

• Reviewing the proposed rent against comparable local properties.

• Increasing rent no more than once per year.

• Serving the correct written notice.

• Giving at least two months’ notice.

• Retaining evidence supporting the proposed market rent.

• Allowing the tenant to challenge an above-market increase through the First-tier Tribunal.

The Act does not prevent landlords from increasing rent to a reasonable market level. It does, however, create a more standardised process and gives tenants a route to challenge increases they believe are excessive.

A clear evidence trail is valuable. Keep comparable listings, valuation notes, previous rent information and copies of every notice served.

6. Strengthen property standards and maintenance systems

The Act places greater emphasis on safe, decent and well-maintained homes. Further regulations will support the application of the Decent Homes Standard and Awaab’s Law principles to privately rented properties.

Landlords should already be taking practical steps to:

• Respond quickly to reports of damp and mould.

• Record all repair requests and actions taken.

• Schedule regular property inspections.

• Keep safety certificates current.

• Check smoke, carbon monoxide and electrical safety requirements.

• Maintain heating, ventilation and plumbing systems.

• Keep an accurate inventory with dated photographs.

• Use qualified contractors for specialist work.

Good maintenance is not simply a legal safeguard. It also supports tenant satisfaction, reduces long-term repair costs and helps preserve the value of the investment.

My professional property management service for Kent landlords coordinates inspections, maintenance and tenant communication so that issues are addressed before they become larger problems.

7. Prepare for pets, discrimination and rental bidding rules

The legislation also changes how landlords and agents handle applications and tenancy requests.

Landlords must not unlawfully discriminate against prospective tenants because they receive benefits or have children. Applications should be assessed on relevant factors such as affordability, references, suitability and property capacity.

Tenants also have a stronger right to request a pet. A request must be considered reasonably and on its individual circumstances. Any decision should be documented and communicated clearly.

In addition, landlords and agents must not encourage rental bidding above the advertised rent. The asking rent should be clear, and landlords should not invite or accept offers above that figure where the prohibition applies.

Review:

• Property advertisements.

• Application forms.

• Referencing criteria.

• Pet request procedures.

• Written reasons for decisions.

• Communications issued by agents or staff.

8. Create a complete compliance calendar

A simple compliance calendar helps prevent missed deadlines. For each Kent property, record:

• Gas safety renewal date.

• Electrical safety inspection date.

• EPC expiry date.

• Deposit protection details.

• Insurance renewal date.

• Licence expiry date.

• Inspection dates.

• Repair and maintenance history.

• Rent review date.

• Tenancy information issued.

• PRS Database registration status.

• Ombudsman registration status when the scheme becomes operational.

The new framework makes evidence particularly important. A landlord who can show consistent, timely and professional management is in a stronger position than one relying on informal messages and memory.

Can guaranteed rent help with Renters’ Rights Act compliance?

Guaranteed rent does not remove a landlord’s legal responsibilities, but a professional lease and management arrangement can make day-to-day compliance easier to organise.

At Hugh Champneys Ltd, I provide landlords with long-term lease options of three to five years, subject to the property and agreed terms. This offers predictable rent and reduces the administrative pressure associated with repeated tenant changes and void periods.

I also provide:

• Personalised property management.

• Maintenance coordination.

• Clear communication.

• Local Kent market insight.

• Transparent commercial terms.

• Practical support with ongoing property operations.

Responsibilities should always be recorded clearly in the agreement, and landlords should understand which legal duties remain theirs.

Frequently asked questions

Can a Kent landlord still serve a Section 21 notice in 2026?

No. New Section 21 notices cannot generally be served from 1 May 2026. A landlord must use an appropriate Section 8 ground and follow the required notice and court process.

Do all Kent tenancies now become periodic?

Most private assured and assured shorthold tenancies are now operating as assured periodic tenancies. Existing fixed-term arrangements generally continue on a rolling basis rather than ending automatically on their original end date.

When must Kent landlords register on the PRS Database?

The database is being rolled out in stages across England. Landlords must register when the requirement applies to their area and should monitor current GOV.UK guidance for the Kent timetable.

Does PRS Database registration replace HMO or selective licensing?

No. The national database sits alongside local licensing schemes and other legal requirements. Check the rules for the specific Kent council area where the property is located.

Is guaranteed rent a replacement for landlord compliance?

No. Guaranteed rent can provide income stability and professional management support, but legal responsibilities must be clearly allocated and properly managed. Landlords should still understand their obligations and obtain specialist advice where needed.

A reliable compliance system protects your Kent investment

The Renters’ Rights Act makes professional record-keeping, property maintenance and legally correct procedures essential for landlords. The most effective approach is to review each property now, update your tenancy processes and create a reliable calendar for future registration and regulatory requirements.

I provide comprehensive property management and guaranteed rent solutions for landlords across Kent, with a focus on personalised service, integrity and transparent communication.

Contact Hugh Champneys Ltd:hughchampneysdealsourcing.co.uk | hugh@hughchampneysltd.co.uk

Learn more about guaranteed rent and property management in Kent at Hugh Champneys Ltd.