Renters’ Rights Act
Renters’ Rights Act 2025
The Renters’ Rights Act has transformed private renting in England. The main reforms have applied since 1 May 2026, including the abolition of Section 21 and new rules covering tenancies, rent increases, rental bidding and pets.
Renters’ Rights Act 2025
Renters’ Rights Act 2025: What Has Changed?
The Renters’ Rights Act 2025 is the biggest reform of England’s private rented sector in decades. Its core tenancy reforms came into force on 1 May 2026, changing how private landlords can let properties, increase rents and regain possession.
Renters’ Rights Act: Key Changes at a Glance
Most of the reforms people associate with the Renters’ Rights Act have already taken effect. These are the principal changes applying to England’s private rented sector from 1 May 2026.
Section 21 abolished
Private landlords can no longer use Section 21 to carry out a “no-fault” eviction. A lawful ground for possession is now required.
Periodic tenancies
Most private assured tenancies now operate as rolling assured periodic tenancies rather than fixed-term assured shorthold tenancies.
Rent increases
Landlords normally use the statutory Section 13 process and Form 4A. Rent cannot normally be increased more than once a year.
Rental bidding banned
A specific asking rent must be advertised and landlords or agents cannot encourage or accept offers above it.
Pet requests
Tenants can request permission to keep a pet. Landlords must consider requests and cannot simply refuse without a valid reason.
Fairer access
Landlords and agents cannot operate blanket discriminatory policies against prospective tenants simply because they have children or receive benefits.
| Area | Position from 1 May 2026 | What it means |
|---|---|---|
| Section 21 | Abolished for private assured tenancies | Landlords need a lawful possession ground. |
| Tenancy type | Assured periodic tenancy | Most tenancies roll on rather than having a fixed end date. |
| Tenant notice | Normally two months | Tenants can end a periodic tenancy by giving the required written notice. |
| Rent increases | Normally once per year | Form 4A and at least two months’ notice are generally required. |
| Rental bidding | Prohibited | Offers above the advertised rent cannot be encouraged or accepted. |
| Rent in advance | Restricted | Special rules limit when rent can be requested and the amount payable in advance. |
| Pets | Requests must be considered | A landlord needs a valid reason for refusing a request. |
How Did the Renters’ Rights Act Change Tenancies?
One of the most significant Renters’ Rights Act changes is the move away from assured shorthold tenancies (ASTs) and fixed terms. From 1 May 2026, most existing ASTs in England automatically became assured periodic tenancies. New assured tenancies are also periodic.
A periodic tenancy continues on a rolling basis — typically monthly where rent is paid monthly — rather than automatically ending on a specified date.
For tenants
- The tenancy normally continues until the tenant ends it or the landlord establishes a lawful possession ground.
- Tenants can generally end the tenancy by giving two months’ written notice.
- A fixed end date in an old AST no longer operates in the same way under the new assured tenancy system.
- Existing tenants did not generally need to sign an entirely new agreement simply because the law changed.
For landlords
- Old Section 21 procedures can no longer be used for new possession action under the reformed system.
- Landlords must understand the revised statutory possession grounds and notice requirements.
- New tenancies require the prescribed written information about the tenancy.
- Records, notices and tenancy administration are increasingly important for demonstrating compliance.
Existing tenancy agreements
Landlords with an existing written tenancy agreement were not generally required to issue an entirely new agreement. However, most affected landlords were required to provide tenants with the government's Renters’ Rights Act Information Sheet by 31 May 2026. Different transitional rules can apply where possession proceedings or notices began before 1 May 2026.
Has the Renters’ Rights Act Abolished Section 21 Evictions?
Yes. Section 21 “no-fault” eviction was abolished for England’s private rented sector as part of the core reforms that took effect on 1 May 2026.
This does not mean landlords can never regain possession. Instead, a landlord normally needs to rely on one of the statutory grounds for possession and follow the correct notice and court procedure.
| Example reason for possession | Position under the new system |
|---|---|
| Landlord intends to sell | A specific possession ground may be available, subject to the statutory conditions and notice rules. |
| Landlord or qualifying family member intends to move in | A possession ground may apply where the legal requirements are satisfied. |
| Rent arrears | Possession grounds remain available for qualifying arrears and persistent late payment. |
| Anti-social behaviour | Landlords retain possession routes for qualifying anti-social behaviour. |
| Tenant breach | Relevant breaches may support possession where the applicable statutory ground is established. |
Notice periods vary according to the ground being used. Landlords should therefore check the current prescribed forms and requirements before beginning possession proceedings rather than relying on an old tenancy template or Section 21 procedure.
Rent Increases Under the Renters’ Rights Act
The Renters’ Rights Act introduced a more standardised process for increasing rent in private assured tenancies. A landlord generally needs to use the statutory Section 13 procedure, including the prescribed Form 4A.
- Rent can normally only be increased once in a 12-month period.
- The landlord generally needs to give at least two months’ notice.
- The proposed rent should reflect the open market rent.
- A tenant can challenge a proposed increase above market rent.
- Rent cannot normally be increased during the first 12 months of a new tenancy.
- Old contractual rent-review mechanisms should not simply be assumed to override the statutory process.
Rental Bidding and Rent in Advance
Rental bidding
Landlords and letting agents must state an asking rent when advertising a property. They cannot encourage prospective tenants to bid above that figure and cannot accept an offer above the advertised rent.
Rent in advance
The Act also restricts demands for large amounts of rent upfront. A landlord cannot ask for, encourage or accept rent before the tenancy agreement has been signed. Once the agreement has been signed, the statutory rules generally limit the initial advance rent that can be requested to one month’s rent.
Can Tenants Keep Pets Under the Renters’ Rights Act?
The Act gives tenants a clearer right to request permission to keep a pet. This is not an automatic right to keep any pet in every rented property, but a landlord must properly consider the request and needs a valid reason if it is refused.
What Does the Renters’ Rights Act Mean for Landlords?
For landlords, the Act makes correct administration considerably more important. The ability to let property remains, as does the ability to regain possession where a valid statutory ground exists, but landlords must follow the revised processes.
Landlord compliance checklist
- Stop using Section 21 procedures for tenancies governed by the new regime.
- Understand the new and revised Section 8 possession grounds.
- Use current prescribed forms when serving notices.
- Follow the new statutory procedure when increasing rent.
- Ensure property advertisements state the asking rent.
- Do not encourage or accept rental bids above the asking rent.
- Review procedures for requests to keep pets.
- Avoid blanket restrictions against applicants with children or receiving benefits.
- Maintain evidence of safety checks, repairs and tenancy communications.
- Prepare for further PRS Database and redress requirements as they are implemented.
Landlords using managing agents should also check that the agent’s procedures and documentation have been updated. Delegating day-to-day management does not mean a property owner should ignore their own legal and financial responsibilities.
What Does the Renters’ Rights Act Mean for Tenants?
For most private tenants in England, the reforms provide greater security while retaining flexibility to leave a tenancy.
Key tenant rights
- No Section 21 “no-fault” eviction under the new system.
- Most assured tenancies continue periodically rather than expiring at a fixed date.
- Rent increases are subject to a statutory process.
- Above-market rent increases can be challenged.
- Rental bidding above the advertised price is prohibited.
- Requests to keep pets must be considered.
- Specific protections apply against discrimination involving children or benefits.
Tenant responsibilities remain
- Rent must still be paid when due.
- Tenants must comply with their lawful tenancy obligations.
- Anti-social behaviour can still result in possession proceedings.
- Landlords can still regain possession where a valid legal ground applies.
- Tenants wishing to leave normally need to give the required notice.
Renters’ Rights Act Timeline
The Renters’ Rights Act is being implemented in stages. It is therefore important to distinguish between reforms that are already law and measures that are still being rolled out.
Renters’ Rights Act receives Royal Assent
The Renters’ Rights Bill became the Renters’ Rights Act 2025.
Core private rental reforms begin
Section 21 is abolished for the reformed private assured tenancy system, assured periodic tenancies become the norm and the new rules covering rent increases, rental bidding, rent in advance, pets and discrimination take effect.
Information Sheet deadline
Most landlords with affected existing written tenancies were required to have provided each relevant tenant with the official Renters’ Rights Act Information Sheet by this date.
Private Rented Sector Database
The government's implementation roadmap provides for the regional rollout of the Private Rented Sector Database from late 2026. Registration requirements and detailed implementation are being introduced through the relevant regulations and rollout programme.
Landlord Ombudsman membership
The government roadmap schedules mandatory sign-up for private landlords to the new Landlord Ombudsman for 2028.
Decent Homes Standard and Awaab’s Law
The Act provides for further housing-standard reforms, including applying a Decent Homes Standard and Awaab’s Law to the private rented sector. Detailed commencement remains subject to the government's implementation process.
Does the Renters’ Rights Act Change Landlord Tax?
The Renters’ Rights Act is primarily a housing law reform, not a new landlord tax regime. It does not by itself replace the existing income tax, corporation tax or capital gains tax rules applying to rental property.
However, the commercial effects can still matter for a landlord’s finances. Changes to tenancy management, compliance costs, repairs, professional fees and decisions about retaining or selling property can all interact with accounting and tax planning.
Landlord or property company?
The Online Accountants can help with the accounting and tax side of property letting, including rental profits, allowable expenses, property companies and the tax implications of changes to a property portfolio.
Read our Property Rental Business Guide →Renters’ Rights Act: Common Myths
| Myth | What the Act actually means |
|---|---|
| “Landlords can no longer evict tenants.” | Incorrect. Section 21 has ended, but landlords can still seek possession using valid statutory grounds. |
| “The Act freezes rent.” | No. Rent can still rise, but increases must follow the statutory process and are generally limited to once per year. |
| “Every landlord had to issue a completely new tenancy agreement.” | No. Existing written agreements did not generally have to be replaced simply because the reforms commenced. |
| “Every tenant now has an automatic right to a pet.” | No. Tenants have a right to request a pet and landlords must properly consider the request. |
| “The Renters’ Rights Act applies throughout the UK.” | No. These private rented sector reforms apply to England. Scotland, Wales and Northern Ireland have different rental legislation. |
| “The Renters’ Rights Bill is still being debated.” | No. The Bill received Royal Assent on 27 October 2025 and became the Renters’ Rights Act 2025. |
Renters’ Rights Act FAQs
Quick answers to common questions about the Renters’ Rights Act 2025 and the rules applying to private renting in England.
What is the Renters’ Rights Act?
When did the Renters’ Rights Act come into force?
Is it the Renters’ Rights Act 2025 or 2026?
Has Section 21 been abolished?
Can a landlord still evict a tenant?
Are fixed-term tenancies abolished?
How much notice does a tenant have to give?
How often can a landlord increase rent?
Are rental bidding wars banned?
Can landlords ask for six months’ rent in advance?
Can a landlord refuse pets?
Does the Renters’ Rights Act apply in Scotland and Wales?
Does the Renters’ Rights Act change landlord tax?
Renters’ Rights Act 2025: The Bottom Line
The Renters’ Rights Act 2025 has fundamentally changed private renting in England. Since 1 May 2026, Section 21 no-fault evictions have ended under the reformed private assured tenancy system, periodic tenancies have become the norm and tighter rules apply to rent increases, rental bidding, advance rent, pets and discrimination.
For tenants, the reforms provide greater security and clearer rights. For landlords, they make accurate documentation, lawful possession procedures and good record keeping more important than ever.
Further reforms are still being implemented, so landlords and tenants should distinguish between rules that are already in force and measures — including parts of the new database, redress and property standards regime — that are being introduced separately.