Renters Reform Act – Information For Tenants

Introduction

The UK Government has introduced new legislation known as the Renters’ Rights Act, which introduces reforms to the private rented sector in England.

The purpose of the legislation is to improve tenant security, raise housing standards, and create greater transparency within the rental market.

These changes are expected to begin implementation in May 2026.

This page provides an overview of the changes and information for tenants renting property through M&G Property.

Tenancy Deposits

This will explain where your tenancy deposit is held, what it is used for and how it is repaid to you when your tenancy comes to an end.

Ending A Tenancy

To end a tenancy, it is important that it is ended in the legal framework that is designed for the tenancy and in accordance with the tenancy contract,  this page we explains how a tenancy is ended.........

FAQ's

It is impossible to answer all the questions associated with tenancies and rental properties but we have created a Frequently Asked Question section which may help.

Applying For A Tenancy

If you would like to apply for one of our tenancies, this page will explain all you need to know.........

During The Tenancy

This section will help you understand your tenancy, what the tenancy agreement means and what yours and our responsibilities are.

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Repairs & Maintenance

We explain the process relating to repairs and maintenance issues, the importance of reporting issues to us and what your responsibility is in relation to minor repairs......

Abolition of Section 21

One of the most significant changes is the removal of Section 21, sometimes referred to as “no-fault eviction”.

Landlords will no longer be able to regain possession of a property without providing a valid legal reason.

Instead, landlords must rely on possession grounds through the courts.

Examples of possession grounds may include:

• Rent arrears.
• Anti-social behaviour.
• Landlord selling the property
• Landlord moving into the property

Fixed Term Tenancies

All of our tenancies will move to a periodic tenancy structure.

This means tenancies will continue on a rolling basis rather than for a fixed term.

Tenants will be able to leave by providing appropriate notice.

Rent Increases

Rent increases will normally be limited to once per year.

We must provide tenants with the correct notice procedure when proposing an increase.

Tenants may challenge rent increases if they believe the increase exceeds market rent.

Requests to Keep Pets

Tenants will have the right to request permission to keep pets.

Landlords must consider requests fairly but do have the right to refuse the pet if we feel there is good enough reason to do so. If we do this, we must provide a reasonable explanation for refusing.

Protection Against Discrimination

As Landlords, we will not be able to automatically refuse tenants because they:

• Receive housing benefit
• Have children or dependants

Applications must be considered individually but must meet our rental criteria.

Tenants Rights and Responsibilities

Tenants Rights

 

Tenants renting properties managed by M&G Property have the right to:

• Live in a safe and well-maintained property
• Receive proper notice before inspections
• Have deposits protected in a government-approved scheme
• Request repairs when required
• Receive documentation relating to their tenancy

Tenant Responsibilities

 

Tenants are responsible for:

• Paying rent on time
• Taking reasonable care of the property
• Reporting maintenance issues promptly
• Respecting neighbours and avoiding anti-social behaviour

Our Responsibilities as Your Landlord

We are legally responsible for:

  • Maintaining the structure and exterior of the property

  • Ensuring gas, electrical, and fire safety compliance

  • Providing a safe and habitable home

  • Carrying out necessary repairs within reasonable timescales

  • Respecting your right to quiet enjoyment of the property

This means we will not enter the property without notice, except in genuine emergencies.

Repairs and Maintenance

Repairs and maintenance issues should be reported as soon as they arise.

  • All repair requests must be submitted in writing using our designated reporting method

  • We are unable to accept verbal repair reports

  • Written reports ensure issues are properly logged and dealt with efficiently

Once reported:

  • We will assess the issue and arrange repairs where they are our responsibility

  • Emergency repairs will be prioritised

If a repair issue is not reported promptly, and the delay results in the problem becoming worse (for example, an unreported leak causing further damage), the tenant may be held responsible for any additional damage or remedial work that could reasonably have been avoided.

Repairs required as a result of misuse, neglect, or failure to report issues may be the tenant’s responsibility.

Clear communication helps keep the property safe, compliant, and comfortable for everyone.

Anti-Social Behaviour

Anti-Social Behaviour

By signing the Tenancy Agreement, the Tenant agrees that neither they, nor any member of their household, nor any visitor to the Property shall engage in any behaviour which causes or is capable of causing nuisance, annoyance, harassment, alarm, or distress to any person residing in, visiting, or lawfully engaged in activity in the locality of the Property.

This includes, but is not limited to:

  • Excessive noise (including loud music, shouting, or disturbance) particularly during unsociable hours

  • Verbal abuse, intimidation, harassment, or threatening behaviour

  • Criminal, illegal, or immoral activity

  • Damage to property belonging to the Landlord, neighbours, or third parties

  • Use of the Property in a manner that interferes with the peace, comfort, or convenience of others

The Tenant shall take reasonable steps to ensure that visitors to the Property do not engage in anti-social behaviour.

Any breach of this clause shall be treated as a serious breach of the tenancy agreement and may result in enforcement action, including seeking possession of the Property in accordance with statutory provisions

A Legally Binding Agreement

Once signed, the AST:

  • Is legally enforceable

  • Protects both tenant and landlord

  • Sets out rights, responsibilities, and procedures clearly

We strongly encourage all tenants to read the full agreement and ask questions if anything is unclear.

Ending the Tenancy

If you wish to leave:

  • You must give at least two calendar month’s written notice in writing.

  • Notice must expire at the end of a rental period

If we seek possession:

  • We can only do so in accordance with the law

  • Proper notice and legal procedures will always be followed

Rent Reviews

Rent Reviews will be carried out annualy to ensure they remain fair, competitive, and aligned with current market conditions. The aim of this process is to balance affordability for tenants with the ongoing costs of maintaining and managing our properties.

Rent reviews take place each January, with any agreed changes normally implemented from 4 April.

When reviewing rent, we consider a range of factors, including:

  • Comparable rental rates in the local area

  • UK annual inflation levels

  • Rising costs associated with property ownership and cost of  funding

Rental increases will always reflect current UK inflation, so you should expect an anual rent increase to this level. In some cases, rent increases may be higher where additional cost pressures apply.

We recognise that rent increases can cause concern, and we approach all reviews carefully and responsibly. Our intention is to keep rents reasonable, transparent, and in line with market conditions, while continuing to provide well-maintained and compliant homes.

Where a rent increase is proposed, tenants will always be notified in writing in advance of any change taking effect. We believe open communication is essential to maintaining a positive and professional landlord–tenant relationship.

Ending a Tenancy

Ending a tenancy refers to the process by which a rental agreement is formally brought to an end. This can occur in a number of ways, depending on the circumstances and the notice requirements set out in the tenancy agreement and the law.

We have a dedicated page that explains:

  • How a tenancy may be ended by either the tenant or the landlord

  • The notice periods required in each case

  • The correct process that must be followed

We recommend reviewing this information carefully to ensure any tenancy is ended properly and in accordance with the terms of the agreement.

Is my tenancy a legally binding contract?

Yes.
Once signed, your Assured Shorthold Tenancy Agreement it is a legally binding contract between you and us as the landlord. Both parties must comply with its terms, and it is enforceable under the law of England and Wales.

What type of tenancy do I have?

You have a contractual monthly periodic tenancy.
This means your tenancy runs from month to month rather than having a fixed end date, and it continues until ended correctly by either party in line with the agreement and the law.

When does my tenancy start and end?

Your tenancy:

  • Starts on the agreed commencement date (tenancy start date)

  • Has no fixed end date

  • Continues automatically each month unless proper notice is given

When is my rent due?

Rent is:

  • Payable monthly in advance

  • Due on the agreed rent due date (tenancy start date)

  • Paid by standing order or another agreed electronic method

Paying rent in full and on time is one of your key obligations under the tenancy.

What happens if I pay my rent late?

Late or missed rent payments may:

  • Put you in breach of your tenancy agreement

  • Result in arrears being pursued

  • Ultimately lead to legal action if not resolved

If you are experiencing difficulties, you should contact us as early as possible.

Is my deposit protected?

Yes.
Your deposit is protected in a Government-authorised tenancy deposit scheme, and you will be provided with the legally required Prescribed Information.

What is my deposit used for?

Your deposit may be used at the end of the tenancy to cover:

  • Unpaid rent

  • Damage beyond fair wear and tear

  • Cleaning required to return the property to an acceptable condition

Who is responsible for repairs?

  • We are responsible for the structure and exterior of the property and statutory safety requirements

  • You must report issues promptly so repairs can be arranged – if you do not, and the situation worsens, you may be held responsible for any damage caused.

  • Damage caused by misuse or neglect may be your responsibility

What counts as fair wear and tear?

Fair wear and tear refers to reasonable deterioration caused by normal day-to-day use over time.
It does not include damage caused by neglect, misuse, or failure to report issues promptly.

Can the landlord enter the property?

Yes — but only:

  • With reasonable notice

  • For inspections, repairs, or maintenance

  • Or immediately in genuine emergencies or security concerns for either the tenant or the property

We fully respect your right to quiet enjoyment of the property.

Can I end my tenancy?

Yes.
You may end the tenancy by giving:

  • At least two calendar month’s written notice

  • Notice must expire at the end of a rental period

Can the landlord ask me to leave?

Possession can only be sought:

  • In accordance with the law

  • Using the correct legal process

  • With the appropriate notice

We cannot remove a tenant without following statutory procedures – we always follow the letter of the law.

What should I do if I don’t understand something in my agreement?

Please contact us.
We are happy to explain any part of the tenancy and believe that clear communication helps create successful, long-term tenancies.

Complaints Procedure

If tenants have concerns regarding their tenancy, they should contact us first so that the issue can be resolved.

If the issue cannot be resolved directly, tenants may seek advice from:

• Citizens Advice
• Shelter