Private Landlords Bulletin
Interim issue: March 2026

This edition will cover the following: 

•  Renters' Rights Act
    •  discrimination
    •  pets

•  Help shape our new private rented sector strategy 

•  Private Landlords Bulletin sign up

Renters’ Rights Act 2025:
key changes

     
The Renters’ Rights Act 2025 (’the Act’) is structured around 12 key changes. These are outlined in the government’s Guide to the Renters’ Rights Act.

In upcoming bulletins, we will be walking you through what changes are happening and how you can prepare. This issue highlights two changes - discrimination and pets, along with related tenancy reforms.

Discrimination

     
What is changing?

The Equality Act 2010 already prohibits landlords and agents from directly or indirectly discriminating based on the following protected characteristics: 
•   disability
•   race, religion / belief 
•   pregnancy and maternity
•   sex / sexual orientation / gender reassignment.
   
From 1 May 2026, under the Renters’ Rights Act, it will also be illegal for landlords to refuse applicants:
•   with children under age 18
•   claiming benefits.
 
Any refusal must be based on a specific, objective reason supported by evidence. While affordability checks remain valid, they must be applied consistently and without bias. The Act also automatically removes discriminatory clauses from mortgages, tenancy agreements and insurance products.

Non-compliance by landlords (or anyone acting on their behalf) may result in civil penalties imposed by local authorities until the discriminatory behaviour stops. Unlike most provisions of the Act, these anti-discrimination rules apply across England and Wales, with minor regional differences.

 

In a nutshell

Aspect	Old system	New system
Protected grounds	Discrimination against families or benefit claimants was discouraged but not explicitly prohibited in tenancy terms	Explicitly prohibits refusing tenants because they have children or receive benefits
Scope of discrimination terms	Lease, mortgage, or insurance provisions excluding families or benefit claimants could be enforced	Any discriminatory terms in tenancy agreements, superior leases, mortgages, or insurance agreements are automatically invalid
Income checks	Some landlords excluded benefit income from affordability assessments	Allowed only if applied to all income types; benefits must be treated equally
Access to rentals	Ads, viewings, and signings could be informally restricted for families or benefit claimants	Landlords cannot unfairly block anyone from viewing or applying based on protected status

 

Related guidelines

The following guides have been issued by the national government:
•   Rental discrimination: a guide for landlords
•   If someone who receives benefits wants to rent your property
•   If someone reports you for rental discrimination
•   If someone who has children wants to rent your property

Pets

     
What is changing?

From 1 May 2026, tenants will have a legal right to request permission to keep a pet, and landlords can no longer impose blanket bans. Refusals are only allowed for valid reasons, such as property unsuitability. 

Tenants must give a written request, along with details about the pets and landlords must respond within 28 days.  If you do not respond within 28 days, your tenants may apply to the court, which can enforce compliance if obligations are not met. If more information is needed, you can request it, which pauses the 28-day clock. Once the additional details are received, you have either the remainder of the original 28 days or an extra 7 days to respond with your final decision, whichever is later. You will need to respond to your tenants to confirm whether you grant or refuse your consent, unless they do not give you the additional information that you asked for.

If you refuse a request for a pet, you must provide a written explanation stating the reason for refusal. Your tenants will have the right to challenge your decision if they believe it is unreasonable. They can submit a complaint or apply to the court to start proceedings.

 

In a nutshell

Aspect	Old system	New system
Tenants’ rights	No legal rights; requests could be denied for any reason	Statutory right to request; landlords must not unreasonably refuse
Request process	Informal	Tenants must submit a written request; landlords must respond within a fixed timeframe
Challenging refusal	Limited options	Tenants can apply to court
Insurance requirements	Landlords could require pet damage insurance or charge extra fees	Landlords cannot require pet damage insurance or impose additional charges

 

Related guidelines

The following guides have been issued by the national government:
•   If a tenant wants a pet to live with them

In general 

     
What can landlords do?

•   review advertising and tenancy terms. Remove any blanket exclusions
     targeting protected groups, e.g., “No DSS”, “No children”, or “No pets”
•   implement standardised processes:
     •   transparent communications, e.g., all prospective tenants should have
         equal access to listings, information and viewings
     •   objective and consistent decisions with documented evidence
•   maintain robust record-keeping:
     •   document every application and request
     •   record clear justifications for acceptances and refusals
•   train staff and inform agents
•   prepare for inspection and enforcement
•   complete the landlord checklist
•   use official guidance and checklists, e.g., GOV.UK and landlord association
    resources
•   sign up for government alerts
•   keep informed about any future further reforms
     
Further guidelines

The following guides have been issued by the national government:
•   Renting is changing
•   Guidance for landlords and letting agents

Help shape our new Private Rented Sector Strategy 

In 2023 the council began work on a new Private Rented Sector (PRS) Strategy informed by the in-depth work of city partners including the One City Living Rent Commission. As we restart the Strategy’s development within the new regulatory environment following the Renters’ Rights Act, we want to ensure it takes into account the real experiences and challenges faced by local landlords. As valued landlords who provide safe and secure homes, your insight is essential.

We are engaging with landlords and tenants in early spring through in-person sessions and an online survey to gather views on key issues such as property standards, access to support, and how we can work together more effectively. 

Your feedback will help us develop the priorities and actions set out in the Strategy, helping us create a fair, balanced and practical approach to supporting the sector.

We’ll be at the West of England Landlord and Agents Panel 11 March to speak directly to landlords/agents association representatives. We will also be launching a survey to get views of the wider sector. If you’d like to be made aware of opportunities to share your thoughts let us know by completing this form.