Renters’ Rights FAQs – Getting ready for new tenancies

With the Renters’ Rights Act abolishing the fixed term from 1st May, Assured Periodic Tenancies (APTs) will become the new norm. 

With this in mind, the latest in our series of exclusive member webinars focussed on how to prepare for the upcoming changes when it comes to setting up new tenancies. 

Our expert in-house team was joined by representatives of commercial partner RentGuarantor to outline what you will need to do come 1st May, along with explanations of new restrictions on rent in advance and anti-discrimination and advertising rules. 

As always, you were invited to ask the team your questions in a live Q&A session. Here are some of the most popular:   

Your Frequently Asked Questions

Q: My insurance policy says I can only let to working professionals in my HMO. What do I do?  

A: Your existing insurance policy can contain require this and you should follow it in those cases, or risk losing your coverage. However, these clauses will be removed in any insurance policies entered into on or after 1st May 2026, so you won't need to discriminate on that basis in future. You can check out our guidance here for more.  

Q: I usually advertise different rents depending on whether tenants want to let a property furnished or unfurnished. Will I still be able to do this after 1st May?  

A: You must have a specific rent listed on the advertisement and you cannot accept offers over that amount. With that in mind, it’s better to list the rent you would charge for a furnished property and then advise tenants that you will accept offers below that amount for unfurnished properties. 

Q: Can you refuse a tenant on Universal Credit if the Local Housing Allowance (LHA) does not cover the full rent, and is below the rent advertised?  

A: You would not be able to discriminate on the basis of the tenant being in receipt of benefits, however, you would be able to have strict affordability checks/referencing in place for the property to ensure the tenant would be able to afford the rent. Bear in mind that you should take their entire benefit entitlement into account when you do, not just the LHA rate. 

Q: If prospective tenant has a pet but my lease says that pets are not allowed, what do I do?  

A: If your superior landlord has an explicit ban on pets in your lease then this will be considered a reasonable reason to refuse a pet request.

Q: Do both the tenant and the landlord need to sign the contract before any rent is paid, or only the tenant?  

A: Yes, both the tenant and the landlord will need to agree the Assured Periodic Tenancy (APT) contract before any rent is paid. You can find more information on this here.   

Q: Do I still have to conducts tests for issues such as Legionella before starting a new tenancy?  

A: Yes, Legionella testing will still be mandatory. You can find more information on this here. 

Exclusive: Free landlord starter pack for new tenancies

Our new landlord starter pack for assured periodic tenancies (APTs) is the place to go for all the documents and checklists you need when setting up a new tenancy from 1st May, including our new tenancy agreement, deed of guarantee, holding deposit form, completion notes, compliance checklists, and documents for pets. 

We've also included specific guidance around compliance with the Renters' Rights Act, including information to support you meet new regulations around advertising including anti-discrimination requirements.

Our downloadable start of tenancy checklist will also help you ensure you have met your obligations and, importantly, secure a signed record from your tenants confirming this.

Join our next webinar

Our next Renters’ Rights Act webinar, ‘Implementing the Act’  will outline key requirements and statutory deadlines, covering areas such as existing and new tenancies, student lets, and pets, and will be held at 11am-12pm on 29th April. 

As ever, the presentation will be followed by a live Q&A.

To register for the webinar, click here.

More information

• To watch this webinar back click here.
• To visit our Renters' Rights Hub, packed with information and resources to help you manage the transition, click here. 
• We have also developed an exclusive Navigator tool, offering you your personalised "to-do list” tailored to your needs, which can be accessed here. 
• The NRLA's award-winning training academy runs a comprehensive Renters' Rights Act training offer. Click here to book your place.