Written by Marielle Papadopoullos, Founder and Director of The Brighton Property Co.
The Renters’ Rights Act came into force on 1 May 2026. For landlords in Brighton & Hove, it has changed how tenancies operate, how rents increase and how landlords regain possession.
There has been plenty written about the new rules. Some of it has been helpful, while other commentary has caused unnecessary concern. Responsible landlords do not need to panic, but they do need to understand what has changed.
After more than 17 years working in lettings, one thing remains clear. Good preparation, clear communication and proactive management help prevent problems before they arise.
Tenancies now operate on a rolling basis
From 1 May 2026, assured periodic tenancies replaced assured shorthold tenancies. Tenancies now run on a rolling basis, usually monthly, without a fixed end date.
Tenants can generally leave by giving at least two months’ written notice. Landlords can still regain possession, but they must rely on a valid legal ground and follow the correct process.
Possession requires a valid legal reason
Landlords can no longer serve new Section 21 notices. Instead, they must use an appropriate possession ground under Section 8. Possible reasons include:
- Selling the property.
- The landlord or a qualifying family member moving in.
- Serious rent arrears.
- Antisocial behaviour.
- Damage or other tenancy breaches.
- Certain qualifying student tenancies.
Landlords who want to sell or move in must now give at least four months’ notice. The notice cannot expire during the first 12 months of the tenancy. Using these grounds can also restrict reletting or marketing the property for let for 12 months.
This makes it especially important to consider future plans before serving notice. The government provides detailed guidance on possession grounds.
Rent increases must reflect the market
Landlords can increase rent only once every 12 months. They cannot increase it during the first year of a new tenancy. Any increase requires Form 4A and at least two months’ notice.
Tenants can challenge a proposed rent if they believe it exceeds the property’s market value. That makes local evidence particularly important. Comparable properties, condition, presentation and demand should all help determine the right figure.
Across Brighton & Hove, rental values can vary considerably between streets and property types. Understanding those differences helps landlords make informed decisions.
Advertising and advance payments have changed
Rental advertisements must state a clear asking rent. Landlords and agents cannot invite or accept offers above that figure.
They also cannot request or accept rent before everyone has signed the tenancy agreement. Once the tenancy agreement has been signed, landlords can request the first month’s rent before the tenancy begins. Rent then becomes payable monthly on the agreed payment dates.
Holding deposits remain permitted but cannot exceed one week’s rent. Landlords can accept only one holding deposit per tenancy at a time.
Pets and applicants need fair consideration
Tenants and prospective tenants can request permission to keep a pet. Landlords must consider each request fairly and cannot refuse without a valid reason. For an existing tenancy, landlords normally have 28 days to respond in writing.
Landlords also cannot refuse applicants simply because they have children or receive benefits. Referencing and affordability checks still matter. However, landlords should apply consistent criteria and keep clear records of their decisions.
Paperwork matters more than ever
Landlords with existing written tenancies generally needed to provide the government’s information sheet by 31 May 2026. Every named tenant should have received a printed copy or digital attachment. A link alone is not sufficient.
For new tenancies, landlords must provide the required written information before agreeing the tenancy. This includes key details about the rent, deposit, repair responsibilities and tenancy terms.
Safety certificates, deposit protection, inspections, licences and Right to Rent checks also need careful attention.
Student landlords need to check the details
Brighton & Hove has a significant student rental market. However, the student possession ground does not apply to every student property. Ground 4A generally applies to a house in multiple occupation let to full-time students on a joint tenancy.
Landlords must provide the correct advance warning and give at least four months’ notice. The notice must align with the period between 1 June and 30 September.
The ground generally cannot apply if the tenancy was agreed more than six months before it started. The government’s guidance on student possession grounds explains the requirements.
My view for Brighton & Hove landlords
The Renters’ Rights Act creates greater responsibility. However, it does not change the fundamentals of a successful rental property. Good presentation, sensible pricing, reliable tenants and proactive management all remain important.
The difference is that landlords now need to plan ahead and follow the correct process. At The Brighton Property Co, we provide clear, practical guidance shaped around each property and the landlord’s wider plans.
If you would like to discuss how the Renters’ Rights Act affects your property or portfolio, please get in touch.
This article reflects the position in England as at August 2026. It provides general information rather than legal advice.