The Renters’ Rights Act’s provisions for social housing providers
11th May, 2026
As of 1 May 2026, the sweeping reforms for private residential tenancies contained in the Renters' Rights Act 2025 came into force.
The reforms relating to social housing tenancies will not come into force until October 2027, however, registered social housing providers should be warned that the May 2026 provisions may impact them too.
Tenancies of properties owned by a social housing provider, but not meeting the definition of a social housing tenancy, will still be subject to the new provisions, and social housing providers should review their property portfolios accordingly, and swiftly.
Defining social housing tenancies
Social housing rental stock is rental accommodation which is available for less than the market rental rate and is allocated following rules which aim to provide the accommodation to those whose needs are not adequately served by the commercial housing market. “Social housing assured tenancies” refer to assured tenancies of social housing stock, whereas private assured tenancies refer to any assured tenancy that does not meet the ‘social housing’ criteria.
Social housing providers’ portfolios may include smaller amounts of stock that is available at the market rental rate, or is allocated to tenants outside of the provider’s usual allocation rules. This stock must comply with the provisions of the Renters’ Rights Act 2025 from 1 May 2026.
Compliance for social housing providers
In the short term, social housing providers will have until 31st May 2026 to provide existing tenants in their non-social housing properties with the Renters’ Rights Act Information Sheet 2026. Failure to do so may result in providers facing an initial fine between £4,000 and £7,000.
In the longer-term, the way that non-social housing privately rented stock is managed will also change, with key changes including:
- The abolition of assured shorthold tenancies, which will become an assured periodic (or “rolling”) tenancy;
- Providers will be unable to serve section 21 notices to gain possession of properties, instead relying on existing and new fault based grounds, such as rental arrears and breaches of tenancy terms;
- Providers will be unable to refuse to let properties to tenants with children under 18, or those in receipt of benefits on a blanket basis and may not discriminate against such tenants when deciding to let their properties; and
- Providers must use the statutory procedure under section 13 of the Housing Act 1988 to propose rental increases, and can no longer rely on rent increase clauses within a tenancy agreement. The section 13 procedure differs from the procedure applicable to social housing tenancies, which are controlled by the annual limits set by the Regulator of Social Housing’s rent standard.
Preparation for 2027
Social housing providers, as holders of large stock portfolios, are also advised to consider how they will manage their social housing stock when the Renters’ Rights Act reforms begin to apply in 2027. In addition to the tenancy management reforms set out above, providers will be required to provide large quantities of tenants with information on the changes in a short space of time (subject to secondary legislation), and should ensure that their offices and housing officers are well prepared.
If you have any questions, please feel free to get in touch.
Please note that this briefing is designed to be informative, not advisory and represents our understanding of English law and practice as at the date indicated. We would always recommend that you should seek specific guidance on any particular legal issue.
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