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The Renters’ Rights Act 2025 introduces changes to the private rented sector in England. While the Act became law in October 2025, the most important changes will come into force from 1 May 2026, with further reforms being introduced in stages.
This article explains the key changes and what they mean in practice for both landlords and tenants.
No more no-fault evictions
From 1 May 2026, landlords will no longer be able to evict tenants using Section 21 (the “no-fault” route). Landlords must now provide a valid legal reason to regain possession of a property, and tenants will have greater security in their homes. Common reasons for possession (such as rent arrears or selling the property) will still be available, but the process becomes more structured.
Fixed-term tenancies are being replaced
The Act removes traditional fixed-term assured shorthold tenancies. All tenancies will become rolling (periodic) and there will be no fixed end date. This gives tenants more flexibility, but it also changes how landlords manage tenancies and plan ahead.
Tenants can leave more easily
Tenants will be able to end their tenancy by giving 2 months’ notice which means tenants are no longer locked in to long fixed terms. Landlords may therefore see more frequent tenant turnover
Rent increases are more tightly controlled
The Act introduces a more formal process for increasing rent. Rent can usually only be increased once per year with landlords required to give at least 2 months’ notice. Tenants will be able to challenge increases they believe are too high. This is intended to prevent sudden or excessive rent hikes.
Bidding wars are banned
Landlords and letting agents must advertise a clear rental price and cannot accept offers above it putting an end to bidding wars in competitive areas.
Limits on rent in advance
There are new restrictions on upfront payments. Landlords cannot request rent before the tenancy is agreed and once agreed, they can request no more than one month’s rent in advance. This should make renting more accessible, particularly for those without large savings.
Stronger rights for tenants with pets
Tenants will have the right to request permission to keep a pet. Landlords must consider requests and cannot refuse unreasonably. Conditions such as pet insurance may still be applied.
New rules on discrimination
The Act makes it unlawful for landlords to refuse tenants simply because they receive benefits or have children. “No DSS” policies will therefore no longer be permitted. Letting decisions must be fair and justified
New obligations for landlords
Landlords will need to provide tenants with updated information about their rights under the new system. Failure to comply can result in financial penalties, so it is important to stay up to date.
Stronger enforcement by local authorities
Councils will have increased powers to investigate and penalise non-compliant landlords. Potential consequences for non-compliance include fines, enforcement action, and increased scrutiny of rental practices.
Further changes are coming
Not all reforms take effect in May 2026. Planned future measures include a national landlord database (expected from late 2026), a mandatory landlord ombudsman scheme (expected later), and new property standards, including the Decent Homes Standard and Awaab’s Law (still subject to further implementation). Although Awaab’s Law as of late 2025 already applies to social housing providers.
What should you do now?
If you are a landlord:
- Review your tenancy agreements and processes.
- Prepare for the end of fixed-term tenancies.
- Ensure you understand the new possession rules.
- Update your compliance procedures.
If you are a tenant:
- Be aware of your increased rights and protections.
- Understand how to challenge rent increases.
- Check your tenancy arrangements as the new rules come in.
