The Renters’ Rights Act Explained: What Landlords and Tenants in Taunton Need to Know

Tue 20 Oct 2026

The private rental sector has undergone one of its biggest changes in decades, with the Renters’ Rights Act 2025 coming into effect on 1 May 2026. The new legislation introduces significant changes to how properties are rented, how tenancies operate and the rights and responsibilities of both landlords and tenants.

For renters and property owners across Taunton and Somerset, understanding these changes is essential. Whether you're looking to rent your next home or are a landlord managing a property portfolio, here's our guide to the key changes and what they mean for you.

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 is legislation designed to improve security and standards in the private rented sector in England. It aims to give tenants greater protection while ensuring landlords can still regain possession of their properties when they have a legitimate reason to do so.

The first major changes took effect on 1 May 2026, affecting most new and existing private tenancies. Further reforms are being introduced in stages.

For landlords, the legislation means reviewing existing processes and ensuring properties and tenancy arrangements comply with the new rules. For tenants, it provides greater security, more flexibility and additional protections when renting a home.

1. The end of Section 21 ‘no-fault’ evictions

One of the most significant changes is the abolition of Section 21 evictions.

Previously, landlords could use a Section 21 notice to regain possession of a property without having to provide a specific reason, provided they followed the relevant legal requirements.

Under the new legislation, landlords can no longer use this route for private tenancies covered by the reforms. Instead, they must rely on a valid legal ground for possession and follow the correct procedure.

There are still circumstances in which a landlord can regain possession, including where they intend to sell the property, move into it themselves or where a tenant has breached their tenancy obligations. The applicable grounds, notice periods and legal requirements must be followed.

What this means: Tenants have greater protection against being asked to leave without a valid reason, while landlords retain lawful routes to recover their property when the relevant conditions are met.

2. Fixed-term tenancies have been replaced by rolling tenancies

The new rules have also changed how private tenancies operate.

Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. New tenancies within the scope of the legislation also operate on a periodic basis.

This means tenancies generally continue on a rolling basis, usually monthly, rather than ending on a fixed date.

Tenants can usually end their tenancy by giving two months’ notice, following the applicable rules. Landlords must use the statutory possession process if they want to end a tenancy.

For landlords, this makes planning and managing property portfolios particularly important. For tenants, it offers greater flexibility if their circumstances change.

At Clem Woodward Letting Agents, we understand how important it is for both parties to have clear information about their tenancy and what is expected of them.

3. New rules on rent increases

The Renters’ Rights Act introduces a statutory process for increasing rent on assured periodic tenancies.

Landlords can generally increase rent no more than once in a 12-month period and must provide at least two months’ notice using the prescribed procedure.

Tenants also have the right to challenge a proposed increase at the First-tier Tribunal if they believe it is above the market rent. The tribunal can determine the appropriate rent in accordance with the legislation.

Landlords and letting agents should ensure that any proposed increase is handled correctly, rather than relying on informal arrangements or outdated tenancy procedures.

For landlords: Keeping accurate records and seeking advice before implementing a rent increase can help avoid unnecessary disputes.

4. Tenants can request permission to keep a pet

Another important change concerns pets in rented accommodation.

Tenants can now formally request permission to keep a pet, and landlords must consider requests in accordance with the new rules. A refusal must have a valid reason and cannot be unreasonable.

This does not mean every request must automatically be approved. Landlords can still assess individual circumstances and rely on legitimate reasons where appropriate.

For tenants, the change offers a clearer route to requesting permission. For landlords, it is important to have a consistent process for considering requests and communicating decisions.

5. Greater protection against discrimination

The legislation also introduces protections against certain forms of discrimination in the rental market.

Landlords and letting agents must not unlawfully discriminate against prospective tenants because they receive benefits or have children.

This is an important distinction for the application process. Landlords can still assess affordability, references, suitability and other legitimate criteria, but decisions must comply with the new anti-discrimination rules.

At Clem Woodward Letting Agents, we recognise the importance of a fair and consistent approach to applications, while ensuring landlords receive appropriate information to make informed decisions.

6. New rules on rental bidding and rent in advance

The Act introduces additional restrictions designed to make the rental process more transparent.

Rental bidding

Landlords and letting agents must advertise a property at an asking rent and cannot invite, encourage or accept offers above that advertised amount under the new rules.

This helps provide greater clarity for prospective tenants and reduces the pressure to compete by offering more than the advertised rent.

Rent in advance

The legislation also restricts the ability to demand rent in advance. In particular, landlords cannot require or accept rent before the tenancy agreement has been signed, and further restrictions apply to advance payments after signing.

These rules mean landlords and agents need to review how payments are requested and ensure their procedures comply with the new requirements.

7. What does the Act mean for landlords in Taunton?

For landlords, the changes go beyond simply updating tenancy agreements. They affect the way properties are marketed, how rent is reviewed, how tenant requests are handled and how possession can be regained.

Important steps include:

Reviewing tenancy processes and ensuring the correct periodic tenancy arrangements are in place.
Understanding the lawful grounds for possession and the associated notice periods.
Following the statutory process for rent increases.
Considering pet requests and applying the new anti-discrimination rules.
Ensuring advertised rents and rent payment arrangements comply with the legislation.
Keeping accurate records and making sure tenants receive the required information.

Landlords and agents were also required, in most cases, to provide existing tenants with the government's Renters’ Rights Act Information Sheet by 31 May 2026.

Further measures, including the planned private rented sector database, landlord ombudsman and additional housing standards, are being implemented in stages. Landlords should check the latest official guidance to understand which requirements apply to them and when.

8. What should tenants know?

For tenants, the new legislation provides greater security and clearer rules around renting.

It is worth understanding that:

Your tenancy may have automatically changed to an assured periodic tenancy.
Your landlord must have a valid legal ground to regain possession and follow the correct procedure.
Rent increases must follow the statutory process.
You can request permission to keep a pet.
You have protections against certain types of discrimination when applying to rent.
You can usually end your tenancy by giving two months’ notice, subject to the applicable rules.

If you are unsure how the changes affect your existing tenancy, you should review your tenancy documents and seek advice from a reputable letting agent or a qualified housing adviser.

How Clem Woodward Letting Agents can help

The Renters’ Rights Act represents a significant change for the private rental sector, and understanding the new requirements is important for anyone renting out or renting a property.

At Clem Woodward Letting Agents, we believe clear communication, professional guidance and a thorough understanding of the local rental market are essential to a successful tenancy.

Whether you're a landlord looking for support with your property or a tenant searching for a home in Taunton and the surrounding Somerset area, our team is here to help you navigate the rental process.

Thinking about letting your property in Taunton? Get in touch with Clem Woodward Letting Agents to discuss your property and how we can support you.

Further information

For the latest official guidance, visit the government's Renters’ Rights Act overview for landlords or its Renters’ Rights Act overview for tenants.

This article is intended as a general guide to the Renters’ Rights Act as at October 2026. It is not legal advice. The legislation contains exceptions and detailed requirements, so landlords and tenants should check the official guidance for their individual circumstances.