The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, and will officially start to come into force on 1 May 2026.
This legislation represents the most significant change to the private rented sector in England since 1988, moving it toward an open-ended, rolling tenancy model.
Key changes from 1 May 2026 (first phase)
- Abolition of Section 21: "No-fault" evictions will end. Landlords must have a valid legal reason (for example, selling, moving in, rent arrears) to end a tenancy using the Section 8 notice
- End of fixed-term tenancies: All Assured Shorthold Tenancies (ASTs) will convert to Assured Periodic Tenancies (rolling, month-to-month contracts)
- New tenant notice period: Tenants can end a tenancy at any time by giving two months' notice
- Rent increase limits: Rent can only be increased once a year using a formal Section 13 notice, with two months' notice required
- No rental bidding wars: Landlords/agents must publish an asking rent and cannot accept offers above this price
- Rent in advance cap: Landlords cannot require more than one month's rent in advance, even if a tenant offers more voluntarily
- Anti-discrimination: blanket bans on renting to families with children or those on benefits will be illegal
- Pets allowed: Tenants can request to keep a pet, which landlords cannot unreasonably refuse.
Landlords can still get their property back for clear reasons using Section 8 notice – like selling up, moving in, or dealing with rent arrears or anti-social behaviour.
Common grounds for eviction (Section 8)
Landlord circumstances (specific grounds)
- Moving in/selling: Landlords can recover the property if they or close family intend to live in it or if they are selling it
- Redevelopment: Substantial work is required on the property
- Immigration status: Tenant loses "right to rent" status
- Rent arrears: Tenants falling behind on rent, often specifically when at least two months are owed
- Antisocial behaviour: Nuisance, noise, or illegal activity disturbing neighbours or the landlord
- Breach of tenancy agreement: Violating contract terms, such as unauthorized occupants or pets
- Property damage: Significant damage caused by the tenant or guests
- Subletting: Renting out the property without permission
What landlords must do
Immediate first steps for existing tenants
- Receive/serve information sheet: Landlords must issue a government-produced Renters' Rights Act Information Sheet 2026 to existing tenants by 31 May 2026
- Verify tenancy type: Confirm if the tenancy is written or entirely verbal. If it is entirely verbal, a written statement of terms must be provided by 31 May 2026
Immediate first steps for new tenancies
- Review advertising: Ensure all new ads show a set rent and do not discriminate against benefits or children
- Update contracts: Ensure all new tenancy agreements are periodic (rolling) and do not include fixed terms (for example, 12-month agreements)
- Prepare compliance documents: Ensure all safety certificates (gas, electric) are up to date, as these will be essential for using new, stricter Section 8 possession grounds
Future phases - late 2026 onwards
- Landlord database: A digital register of all private landlords and properties will go live, with regional roll-outs beginning late 2026
- Landlord Ombudsman: A new mandatory, free, and binding complaints service will be introduced
- Awaab's Law and Decent Homes Standard: Strict timelines for repairing serious hazards (damp/mould) will be introduced for private landlords
View the guide to the Renters' Rights Act for landlords
View the guide to the Renters' Rights Act for tenants
These changes apply to England. Different rules may apply for social housing tenants, lodgers, or in other parts of the UK.