General information, not legal advice. Rules change and depend on your property and council. Check the official guidance or take professional advice before acting. Last reviewed: November 2026.
The Renters’ Rights Act 2025 is changing how private renting works in England. The first set of changes took effect from 1 May 2026, and more are being introduced in phases.
The main changes from 1 May 2026
- No more section 21 “no fault” evictions. Landlords now need a legal ground under section 8 to end a tenancy, such as rent arrears, or wanting to sell or move in, subject to the rules for each ground.
- Periodic tenancies. Assured tenancies run on a rolling basis instead of fixed terms, and tenants can end them by giving notice.
- Rent increases are limited to once a year using the formal process, and tenants can challenge an increase at a tribunal.
- No rental bidding. Landlords and agents shouldn’t ask for or accept offers above the advertised rent.
- Limits on rent in advance, and a ban on refusing tenants simply because they have children or receive benefits.
- Pets. Tenants can ask to keep a pet, and landlords can’t unreasonably refuse.
What’s coming later
Later phases include a private rented sector database that landlords will need to join, a new landlord ombudsman, and applying a Decent Homes Standard and “Awaab’s Law” hazard rules to private rented homes. Dates for these are set by the government in stages.
What landlords should do
- Check your tenancy agreements and processes are up to date for the new rules.
- Check what information you must give your tenants. The government has published an information sheet for existing tenancies.
- Keep good records: certificates, ID checks, communications and rent.
- If you use an agent, ask how they’re handling the changes.
Official sources
- Implementing the Renters’ Rights Act 2025: the government’s roadmap (GOV.UK)
- The Renters’ Rights Act Information Sheet 2026 (GOV.UK, PDF)
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