Renters’ Rights Act changes: what it means for Armed Forces personnel who become landlords in England
From 1 May 2026, significant changes to the private rental sector in England will affect Naval personnel who let out their privately owned homes while assigned elsewhere across the UK or overseas. While the reforms aim to strengthen tenant protections, they also introduce practical challenges for Naval personnel who rely on flexibility due to the unpredictable nature of their service.
One of the most important changes is the move to fully “periodic” (rolling) tenancies and the abolition of fixed-term agreements. This means that landlords can no longer rely on a tenancy ending automatically after, for example, 6 or 12 months. Instead, tenants can remain in the property indefinitely unless they choose to leave or the landlord can establish a valid legal ground for possession.
Crucially, the Act removes “no-fault” evictions (Section 21). Landlords, including Armed Forces personnel, must now use specific legal grounds under Section 8 if they wish to regain possession. While there are grounds for reclaiming a property (such as intending to sell or move back in), these cannot generally be used within the first 12 months of a tenancy.
This presents a particular challenge for Naval personnel. If you rent out your home during a posting, expecting to be away for 2-3 years, you may find yourself unable to regain possession if your posting is cut short. Even if you need to move back into your own home, the law prevents you from using the “owner occupation” ground during the initial 12-month period of the tenancy.
In practical terms, this means careful planning is essential before letting your property. You may need to consider whether you can commit to being away for at least 12 months or accept the risk that you may need to find alternative accommodation if your circumstances change. This could include temporary lodging with family, Service Family Accommodation (SFA), if it is available and at the time you need it, or private rentals.
There are some limited mitigation strategies. For example, choosing experienced tenants, maintaining clear communication, and considering insurance products designed for landlords may help reduce risk. However, the legal restrictions themselves cannot be contracted out of.
Ultimately, while the reforms offer greater security for tenants, they reduce flexibility for landlords, particularly those in the Armed Forces, whose careers often involve short-notice changes. Naval personnel considering letting their homes should seek advice early, understand the legal limits on regaining possession, and factor this into their decision making.
Details about the Renters Act 2025, and what this means for tenants and landlords in England, can be found here: The Renters’ Rights Act Information Sheet 2026 – GOV.UK. More general information for landlords can be found here: https://www.gov.uk/renting-out-a-property Renters’ Rights Act: an overview for landlords – GOV.UK
Information and advice for serving personnel who are private landlords across the UK can be found here:
Scotland: Being a private landlord – mygov.scot
Wales: RentSmart Wales
Northern Ireland: Landlord and tenant obligations | nidirect
If you have been affected by these recent changes, please contact the NFF at contactus@nff.org.uk and a member of the team will get in touch.