The Renters’ Rights Act 2025 became law on 27 October 2025. It is the most significant reform of the private rented sector in England in decades. For landlords and letting agents, the changes represent a major shift in how private rented housing will be regulated and will require adaptation and review of existing tenancy documents and policies, and a review of property standards.

Not all of the provisions of the Act will come into force at the same time. However, from 1 May 2026 the following will be introduced;

Abolition of “no-fault” evictions: The Act ends the use of possession notices under Section 21 of the Housing Act 1988 in the private rented sector.   Landlords can still serve a s.21 notice upon tenants up to this date, but landlords will have to commence possession proceedings on or before 31 July 2026. After that  landlords will instead rely on updated and strengthened possession grounds (under what were previously “Section 8” grounds) to regain possession of their property. 

Tenancy regime changes: Fixed-term assured shorthold tenancies (ASTs) will be abolished. Private rented sector tenancies will become assured periodic tenancies (rolling contracts) under the new regime.   Tenants will also have the right to give two months’ notice when ending a tenancy.  

Rent increases and transparency: Rent increases will be more strictly regulated. They’ll be limited to once a year, require a formal notice, and tenants will be able to challenge excessive increases through the relevant tribunal.   Practices such as unadvertised bidding for higher rents (“rental bidding”) will be prohibited—letting agents and landlords must advertise a genuine asking rent.  

Ban on certain discrimination and upfront cost restrictions: The legislation prohibits landlords from discriminating against prospective tenants based on whether they are in receipt of benefits or have children. Up-front payments (such as rent in advance) are to be more tightly controlled—e.g. a cap on how many months’ rent can be asked up front.  Landlords cannot unreasonably refuse request for pets. Landlords cannot unreasonably refuse request for pets. 

The remaining provisions in the Act will be implemented in a number of phases. This includes the introduction of the Private Landlord Ombudsman service and Private Rented Sector Database (possibly from the end of 2026). It also includes improved property standards and enforcement to ensure homes meet decent standards. This will be implemented at a later date. Many of the detailed rules will come via secondary legislation and regulation—so staying updated on ongoing government guidance will be important.

The Act aims to balance the power in the landlord and tenant relationship. However, it is clear that the impact for landlords will be significant, as possessions will take longer, compliance obligations are increasing and rent increases are restricted.   Further, there will be financial penalties for breaches of the legislation.