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In this issue:
Under the Renters’ Rights Act, landlords may increase rent once a year to the market rate, defined as the rent reasonably achievable if the property were newly advertised.
Any increase must be proposed through a Section 13 Notice, with at least 2 months’ notice. Tenants can challenge increases they believe exceed the market rate at the First‑tier Tribunal, which will determine the appropriate rent. Reforms will ensure any tribunal‑set rent applies only from the decision date, with the option to delay implementation by up to 2 months where there is undue hardship.
Rent increases through other mechanisms, such as rent review clauses, will be prohibited to protect tenants’ right of appeal and prevent indirect or “backdoor” evictions, providing a clearer and more predictable framework for both landlords and tenants.
The Renters’ Rights Act will end the practice of landlords demanding large sums of rent in advance to secure a property, a practice that can place significant financial strain on tenants and prevent people from accessing or moving within the private rented sector.
The Act will amend the Tenant Fees Act 2019 to make it unlawful for landlords or letting agents to require or accept rent in advance before a tenancy is entered into. After a tenancy agreement is signed, landlords may only request up to one month’s rent before the tenancy begins, or 28 days’ rent where the rental period is shorter.
Once a tenancy has started, landlords will not be able to enforce terms requiring rent to be paid earlier than the agreed due date. These changes will protect tenants from unaffordable upfront costs and promote fairer access to housing. Local councils will have enforcement powers, including requiring repayment of prohibited rent in advance and issuing civil penalties of up to £5,000 for breaches.
The Renters’ Rights Act will take decisive action to tackle discrimination in the private rented sector, making clear that unfair treatment of families with children or people in receipt of benefits has no place in a modern housing market.
The Act will prohibit both overt discrimination, including adverts stating “No DSS”, and indirect practices used by landlords or letting agents to exclude certain groups. Landlords and agents will continue to make final letting decisions and may carry out referencing and affordability checks to ensure tenancies are sustainable, but decisions must not be based on whether a prospective tenant has children or receives benefits.
Local councils will have strong enforcement powers, including issuing civil penalties of up to £7,000, with further penalties available for repeat or ongoing breaches. Those fined will have the right to appeal to the First‑tier Tribunal. Tenants and prospective tenants will be able to pursue complaints through their local council, the courts, and the new Private Rented Sector Ombudsman or existing letting agent redress schemes.
The Renters’ Rights Act will outlaw rental bidding, ending the practice of encouraging or requiring prospective tenants to bid against one another to secure a home.
Once enacted, landlords and letting agents will be required to publish a clear asking rent for each property and will be prohibited from asking for, encouraging, or accepting offers above the advertised price.
By banning rental bidding, the Act will level the playing field for renters and prevent a small number of unscrupulous landlords from exploiting high demand in the housing market.
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Landlords or Letting agents must give the Renters’ Rights Information Sheet to their tenants before Sunday 31 May 2026 if the tenancy:
- is an assured or assured shorthold tenancy
- was created before Friday 1 May 2026
- has a wholly or partly written record of terms (including a written tenancy agreement)
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Check rent increase arrangements
- make sure rent is only increased once a year and is set at the market rate. Familiarise yourself with the correct use of Section 13 Notices, including notice periods and tenants’ rights to challenge increases
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Update tenancy agreements
- any clauses allowing rent increases outside the Section 13 process will no longer be permitted. Existing tenancy agreements should be reviewed and updated where necessary
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Review rent in advance practices
- check advertising, application and tenancy set‑up processes to ensure you are not requesting or accepting unlawful rent payments in advance
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Review adverts and letting practices
- ensure property adverts and tenant selection processes do not directly or indirectly discriminate against families with children or people in receipt of benefits
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Advertise clear asking rents
- be ready to publish a clear asking rent for each property, and ensure staff understand that rental bidding is not allowed
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Support and train staff
- make sure staff and agents understand the new requirements, as well as the penalties and enforcement powers available to local councils
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Stay informed
- government guidance may be updated as the Act is implemented, so keeping up to date will be key to staying compliant
We want to work with you to improve housing in the city. If you want to get in touch with any questions please, contact the team:
Email: hmo@coventry.gov.uk
Telephone: 024 7697 5467
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