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The way landlords select tenants has changed. Since the introduction of the Renters’ Rights Act on 1 May 2026, new rules have been introduced to prevent discrimination against prospective tenants who have children or receive benefits. For landlords, this means reviewing how applicants are assessed and ensuring that decisions are based on affordability, referencing and individual circumstances, rather than assumptions or blanket restrictions.
While the legislation creates a fairer and more inclusive rental market, landlords can still protect their investment by taking a thorough and considered approach to tenant selection. Having an experienced, compliant letting agent to guide you through the process is more important than ever.
What has changed under the Renters’ Rights Act?
From 1 May 2026, landlords and letting agents in England can no longer impose blanket restrictions on prospective tenants simply because they have children or receive benefits.
This means:
· No blanket ‘No DSS’ policies: Applicants receiving Universal Credit, Housing Benefit or other qualifying benefits must be considered fairly.
· No automatic restrictions on families: Landlords cannot routinely exclude applicants with children, although genuine property suitability and overcrowding concerns can still be considered on an individual basis.
· Income must be assessed fairly: Benefits and other qualifying income must be taken into account in the same way as other sources of income.
· Consistent application processes: Landlords must ensure that their selection criteria are fair, transparent and applied consistently to all prospective tenants.
These changes apply to both new and existing tenancies, making it important for landlords to review their current policies and procedures.
Can landlords still choose who rents their property?
Absolutely. The legislation does not remove a landlord’s right to select a suitable tenant or carry out appropriate referencing. What it does require is that decisions are based on relevant, objective information rather than assumptions about an applicant’s personal circumstances.
Landlords can continue to consider:
· Income and overall affordability
· Employment and other sources of income
· Credit history and financial commitments
· Referencing results and previous rental history
· The suitability of the property for the proposed household, including occupancy requirements
For example, a property with limited bedroom accommodation may not be appropriate for a larger household if this would result in overcrowding. However, this needs to be assessed on its individual circumstances rather than assuming that all applicants with children are unsuitable. A consistent and properly documented approach to referencing and tenant selection is therefore essential.
How can landlords protect their investment?
Finding the right tenant is about more than simply securing someone to occupy a property. It is about establishing a tenancy that is sustainable for both parties. A thorough referencing process can help landlords build a clearer picture of an applicant’s financial circumstances and suitability.
At Aston Knowles, we believe that professional lettings management starts with getting the fundamentals right. This includes appropriate tenant referencing, affordability assessments and a clear understanding of the legislation governing the private rented sector. We can help landlords navigate the changing requirements, understand their responsibilities and make informed decisions when selecting tenants.
Why professional lettings management matters more than ever
With the Renters’ Rights Act introducing significant changes to the private rented sector, having the right letting agent in place is increasingly important. Aston Knowles is a member of both RICS (Royal Institution of Chartered Surveyors) and ARLA Propertymark (Association of Residential Letting Agents), reflecting our commitment to professional standards, regulatory compliance and best practice. Our experienced lettings team understands the importance of keeping up to date with legislation and ensuring that landlords receive informed, practical advice throughout the letting process.
Whether you have a single rental property or a larger portfolio, having a knowledgeable agent managing the details can provide valuable reassurance. And if you’re questioning whether your current letting agent is keeping pace with the changes, it may be time to consider a different approach.
Frequently Asked Questions
Can I still refuse a tenant who receives Universal Credit?
You cannot refuse an applicant simply because they receive benefits. However, you can assess whether their overall income is sufficient to meet the rent. Benefits must be included and treated equally alongside other sources of income.
Can I still specify that my property is not suitable for children?
You cannot introduce a blanket restriction on families. However, there are limited circumstances where a restriction may be justified, for example where allowing children to occupy a property would result in overcrowding or where there is another legitimate and proportionate reason. Decisions must be assessed on a case-by-case basis.
Do I still need to carry out tenant referencing?
Yes. Tenant referencing remains an important part of the letting process. Landlords can still assess affordability, credit history, rental history and other relevant information when considering an application.
Does the Renters’ Rights Act mean I have to accept every applicant?
No. Landlords retain the right to choose between prospective tenants, provided their decisions are based on legitimate, objective criteria and do not discriminate against protected applicants.
Should I review my existing letting arrangements?
Yes. The changes make this a good opportunity to review your tenant selection procedures, referencing arrangements and wider approach to property management. A professional letting agent can help identify areas that may need attention.
Let Aston Knowles Help You Let With Confidence
The private rented sector is changing, and choosing the right letting agent has never been more important.
At Aston Knowles, our RICS and ARLA membership reflects our commitment to professional standards, compliance and effective lettings management. We provide landlords with knowledgeable support and a personal service, helping them navigate their responsibilities while protecting their property investment.
If you’re a landlord looking for a more professional approach to lettings, or considering changing your current letting agent, we’d be delighted to hear from you.
Speak to our lettings team:
0121 362 7878 ✉️ lettings@astonknowles.com
