The Renters' Rights Act changed the ground under every landlord policy in England on 1 May 2026. Section 21 "no-fault" evictions were abolished, every assured shorthold tenancy became an assured periodic tenancy, and possession now runs through section 8 grounds. Your buildings and liability cover still works the same way, but legal expenses, rent guarantee, pet and tenant-type clauses written for the old system need checking at your next renewal.
This guide is for landlords in England. Scotland has its own tenancy system, and Wales is covered by separate legislation. For the basics of what landlord insurance covers, start with our landlord insurance UK guide.
What changed on 1 May 2026
The headline changes that matter for insurance:
Section 21 is gone. Landlords can no longer end a tenancy without a reason. To regain possession you need a section 8 ground, such as serious rent arrears (ground 8), selling the property (ground 1A) or moving in yourself (ground 1).
All tenancies are periodic. Existing assured shorthold tenancies converted automatically to assured periodic tenancies. There are no new fixed terms. Tenants can leave with two months' notice.
Rent rises once a year. Increases go through the section 13 process, and tenants can challenge them at the tribunal.
Rent in advance is capped. You can't ask for more than one month's rent in advance.
Pets. Tenants can ask to keep a pet and you must answer within 28 days. You can't unreasonably refuse. The Bill's provision letting landlords require pet insurance was dropped before it became law, so you can't make pet insurance a condition.
Children and benefits. Refusing tenants because they have children or receive benefits is now unlawful discrimination. Mortgage terms that require you to do so have had no effect since 1 May 2026, and the same applies to insurance terms in policies taken out or renewed from that date (more on this below).
Later stages bring the private rented sector database (rolling out from 15 December 2026, see our PRS database guide) and a landlord ombudsman, which the government expects around 2028.
Legal expenses cover: check it fits section 8
This is the most important clause to read after the Act. Many landlord legal expenses sections were written around section 21, which was quick and didn't need you to prove a ground. Now every contested possession claim is a section 8 claim, often argued in court.
Questions to ask about your legal expenses section:
Does it cover possession claims under all the section 8 grounds you might use, or only rent arrears?
Does it still mention section 21 as a condition (for example, "you must serve a valid section 21 notice")? If so, ask how the insurer applies that clause now.
Is there a "prospects of success" test, and who decides it?
Does it cover defending a tenant's challenge to a rent increase at the tribunal?
What is the limit per claim, and does it include enforcement costs after a possession order?
If the wording hasn't been updated, raise it at renewal. Our guide to what to do when a tenant isn't paying rent explains how the section 8 arrears route works now.
Rent guarantee insurance: read the conditions again
Rent guarantee cover usually pays rent while you recover the property. Under the old system, claims often ran alongside a section 21 notice. Now they run alongside a section 8 claim, which can take longer if the tenant disputes it.
Check:
Referencing conditions. Most policies need the tenant to be referenced to the insurer's standard before the tenancy starts. Periodic tenancies don't change that, but a tenancy that started years ago may not meet it.
When the claim starts. Some policies need arrears to reach a set level before you can claim, and need you to notify the insurer quickly once rent is missed.
How long it pays. Policies cap the number of months or the amount. With longer court routes, a short cap matters more.
Rent increases. If you raise the rent under section 13, does the policy follow the new rent?
Our rent guarantee insurance guide covers how these policies work and when they're worth it.
Pets: what your policy should and shouldn't rely on
Because you can't require a tenant to hold pet insurance, don't plan on it to pay for pet damage. Two things to check instead:
Your own policy's view of pets. Some landlord policies exclude damage caused by pets, or only cover it under an accidental or malicious damage extension. Read the exclusions.
The deposit. The deposit cap under the Tenant Fees Act still applies, and you can't take a separate pet deposit on top of it. Inventories and check-in photos matter more than ever.
We cover this in detail in our guide to tenant damage, deposits and landlord insurance.
Children and benefits: discriminatory insurance terms
Section 38 of the Act says a term in an insurance contract is of no effect if it requires you to stop tenants having children live with or visit them, or to stop tenants being benefit claimants. It applies to insurance contracts entered into or renewed on or after 1 May 2026. A policy taken out before that date with such a term can only be relied on until it ends or renews.
In practice that means:
Older "no DSS" style clauses disappear from policies at renewal.
Insurers can still ask questions that relate to risk, such as how the property is used and whether tenants are referenced.
Mortgage terms that require the same discrimination stopped having effect on 1 May 2026.
Our guide to landlord insurance with tenants on benefits goes through this in more depth.
What to tell your insurer after the Act
The Act doesn't change the basics of disclosure. You should still tell your insurer accurately:
who lives in the property and on what basis (a single household, sharers, students, an HMO),
whether the property is licensed, if your council runs a licensing scheme (see our selective licensing guide),
if the property becomes empty, and for how long,
if you start building or refurbishment works.
Tenancies converting to periodic doesn't usually need a separate notification, but if your policy schedule names a tenancy type, check it still describes your let accurately.
A renewal checklist for the new system
At your next renewal, ask for answers on these points before you accept:
Has the legal expenses wording been updated for section 8 and the abolition of section 21?
Which possession grounds does it cover, and what is the limit?
What referencing does rent guarantee need, and does it apply to existing tenants?
Are there any exclusions relating to tenants with children or benefits? (There shouldn't be on a policy entered into or renewed from 1 May 2026.)
How are pets treated under accidental and malicious damage?
Is the rebuild sum insured still right? (See our landlord buildings insurance guide.)
Are your gas, electrical and EPC certificates current? (See our landlord safety certificates checklist.)
Frequently asked questions
Does the Renters' Rights Act make landlord insurance compulsory?
No. The Act doesn't require landlords to hold landlord insurance. Your mortgage lender may require buildings cover, and a freeholder usually insures the building if you own a leasehold flat. Liability cover and legal expenses are strongly advisable rather than legal requirements.
Can I still require my tenant to have pet insurance?
No. The Bill's provision letting landlords require pet insurance was removed before the Act was passed, so you can't make it a condition of agreeing to a pet. Check how your own policy treats pet damage instead.
Is my old legal expenses cover still valid?
The policy stays in force, but clauses that depend on section 21 may no longer work as intended. Ask your insurer or broker how they now apply, and make sure section 8 possession claims are covered.
Do I need to tell my insurer my tenancy is now periodic?
Usually not, but if your schedule describes the tenancy type, make sure it's still accurate. You must tell your insurer about material changes such as a change in who lives there, licensing, vacancy or works.
Does the Act apply in Scotland or Wales?
The changes described here apply in England. Scotland and Wales have their own tenancy laws.
When does the PRS database start?
Registration opens on 15 December 2026, starting with the West Midlands, and reaches the rest of England region by region during 2027.
Get your policy checked against the new rules
Send us your current landlord policy or renewal and we'll review it and come back with quotes from the insurers on our panel. Start your landlord policy review.
Meshed is a trading name of Mesh'd Limited, authorised and regulated by the Financial Conduct Authority (FRN 1033248). We charge a flat 10% broker fee. This guide is general information, not legal advice.
Vincent Liu
Co-founder & CTO
