Short answer
The Renters' Rights Act 2025 reforms private renting in England. It became law on 27 October 2025 and its main changes started on 1 May 2026: section 21 'no fault' evictions ended, tenancies became rolling periodic tenancies, rent can rise only once a year, and tenants gained new rights on pets and discrimination.
What is the Renters' Rights Act 2025?
The Renters' Rights Act 2025 is a new law that changes the rules for renting a home from a private landlord in England. It gives tenants new rights and introduces new rules for landlords. It does not abolish renting or stop landlords regaining their property, but they must now have a genuine, legally recognised reason to do so.
The Act received Royal Assent on 27 October 2025, and its main tenancy reforms went live on 1 May 2026. It applies mostly to England only. Further measures, including a landlord database, a new ombudsman and higher housing standards, are being phased in up to around 2035.
Why was the Act introduced?
Renting has changed enormously over recent decades, yet the core rules dated back to the Housing Act 1988. Around 20% of UK households live in private rented accommodation, and the most criticised feature of the old regime was the section 21 'no fault' eviction, which let landlords end a tenancy without giving any reason.
Campaigners argued this left renters insecure and reluctant to complain about disrepair or push back on rent rises for fear of being asked to leave. Many renters are now families and older people who rely on rented homes long term, not just young people looking for short-term flexibility.
The Act builds on the groundwork laid by the previously proposed Renters (Reform) Bill. The Labour government reintroduced its own version, the Renters' Rights Bill, in September 2024, keeping much of the earlier plan and adding extra protections. It became law in October 2025, and the first major phase of tenancy changes came in on 1 May 2026.
Who does the Act affect?
The Act affects private tenants in England, private landlords of every size, from 'accidental landlords' letting a single flat to large portfolio owners, letting agents who must follow the new rules on landlords' behalf, and local councils, which gain stronger powers to investigate and fine rule-breakers. Some accommodation is exempt from the new tenancy rules.
Notably, purpose-built student accommodation and university halls of residence are exempt and can still use fixed-term contracts.
What are the key changes from 1 May 2026?
From 1 May 2026, section 21 'no fault' evictions are abolished, fixed-term tenancies are replaced by rolling periodic tenancies, rent can rise only once a year at or below market rate, rental bidding is banned, tenants gain the right to request a pet, and blanket bans on children or benefit claimants become unlawful.
The end of 'no fault' evictions
Landlords can no longer evict a tenant for no reason. The section 21 no-fault eviction has been abolished. To regain a property, a landlord must now rely on a specific legal reason (a 'ground for possession') and, where required, go through the courts.
No more fixed-term contracts
The assured shorthold tenancy and the fixed-term contract (for example, a 12-month let) are gone. All private tenancies are now periodic: they roll on indefinitely with no end date. Tenants can leave by giving two months' notice, giving them more flexibility.
New rules for ending a tenancy
To recover possession, landlords must rely on the reformed section 8 grounds. These have been expanded to include circumstances such as selling the property, moving in, serious rent arrears or anti-social behaviour, while also introducing new conditions and notice periods to prevent misuse.
Limits on rent increases
Rent can only be increased once a year, and landlords must follow the statutory process. Rent review clauses in existing tenancy agreements are no longer enforceable. Any increase must be at or below the market rate. If a tenant believes an increase exceeds the market rate, for example because it is being used to pressure them to leave, they can challenge it before the First-tier Tribunal.
A ban on bidding wars and excessive rent in advance
Landlords and agents can no longer invite or accept offers above the advertised rent (so-called 'rental bidding'). There are also new limits on how much rent can be demanded up front.
The right to request a pet
Tenants can ask to keep a pet, and a landlord cannot unreasonably refuse. Landlords must respond to a request within 28 days and give a valid reason if they say no.
A ban on discrimination
It is now unlawful to have blanket bans on renting to people with children or who receive benefits ('No DSS'). Landlords cannot refuse viewings or tenancies on these grounds and must take benefit income into account when assessing affordability.
Tougher enforcement
Councils can issue civil penalties of up to £7,000 for breaches and up to £40,000 (or pursue criminal prosecution) for more serious or repeated offences. Tenants may also be able to seek rent repayment orders in certain cases.
What is still to come in later phases?
From late 2026, a Private Rented Sector Database will require landlords to register their properties, and from 2028 a new Private Rented Sector Landlord Ombudsman, with compulsory membership for landlords, is expected to offer tenants a free dispute resolution route. In a later phase, a Decent Homes Standard and Awaab's Law will extend minimum housing standards and strict hazard timescales to private renting.
A landlord database and a new ombudsman (phase 2: database from late 2026, ombudsman expected 2028)
The Private Rented Sector Database will require landlords to register their properties, with registration generally becoming a prerequisite for recovering possession. The new Private Rented Sector Ombudsman will provide a free alternative dispute resolution route for tenants, with powers to require information from landlords and award compensation.
Higher housing standards (phase 3, date to be confirmed)
The Act introduces a Decent Homes Standard, setting minimum requirements for safety, repair, property condition and minimum energy efficiency standards. It also extends Awaab's Law to the private rented sector, imposing strict timescales for addressing serious hazards such as damp and mould. The government has proposed that the Decent Homes Standard should apply to private rentals from 2035 or 2037, and the timing for extending Awaab's Law is still subject to consultation.
What does the Act mean for tenants?
Tenants gain more security, more predictable rent and new rights. You cannot be evicted without a genuine legal reason, tenancies no longer expire on a fixed date, rent can rise at most once a year with a right to challenge unfair increases, and you can leave a tenancy by giving two months' notice.
- More security: you can't be evicted without a genuine reason, and tenancies no longer expire on a fixed date.
- More predictability on rent: at most one increase a year, with a right to challenge unfair hikes.
- More flexibility: you can leave with two months' notice.
- New rights: to ask for a pet, and protection from being turned away for having children or claiming benefits.
- Better routes to complain: eventually, a free ombudsman and a public landlord database.
Things tenants should keep in mind
- Some protections (the ombudsman, the database, the higher housing standards) are not fully in place yet.
- Landlords can still regain a property for legitimate reasons, so the new rules are not an absolute guarantee against ever having to move.
What does the Act mean for landlords?
Landlords must now use a valid legal ground, and potentially the courts, to regain possession, register on the new database once it is live, respond to pet requests within 28 days, follow the statutory rent increase process, and avoid discrimination. Meeting the Decent Homes Standard and Awaab's Law deadlines may require investment in properties.
- No more section 21: to regain a property you must use a valid legal ground and potentially go through the court process, which can take time.
- New duties: registering on the database, responding to pet requests, following the statutory rent-increase process, and not discriminating.
- Higher standards: meeting the Decent Homes Standard and Awaab's Law deadlines may mean investment in properties.
- Real penalties: fines up to £40,000 and possible prosecution for serious or repeated breaches.
Things landlords should keep in mind
- Existing tenancy agreements were affected automatically from 1 May 2026; landlords had to give existing tenants the government's Renters' Rights Act Information Sheet by 31 May 2026.
- Keeping accurate records and using up-to-date tenancy documents is now more important than ever.
What are the risks for landlords who do not comply?
Non-compliance exposes landlords to civil fines of up to £40,000, rent repayment orders and the loss of possession rights. Landlords who fail to provide the proper statutory information forfeit specific possession grounds, and evicting a tenant in order to sell or move in triggers a 12-month ban on re-letting the property.
Heavy financial penalties
Failing to comply with the Renters' Rights Act exposes landlords to severe penalties, including civil fines up to £40,000, severe rent repayment orders, and the loss of possession rights. Non-compliance also severely limits a landlord's ability to evict tenants when selling or moving back into the property.
Loss of property control and possession
Landlords who do not provide the proper statutory information prior to tenancy changes forfeit their right to use specific possession grounds, such as Ground 4A for student HMOs.
Re-letting bans
If a landlord evicts a tenant using valid grounds such as wanting to sell or move back in, they are legally restricted from re-letting that property for 12 months. Breaching this rule can trigger heavy financial penalties and rent repayment orders.
Rise in rent arrears
Under the Act, the mandatory rent arrears ground (Ground 8) needs at least three months' rent (or 13 weeks' rent if paid weekly or fortnightly) to be owed both when notice is served and at the hearing, with four weeks' notice. Landlords can still use the discretionary grounds for lower or persistent arrears, but the court then decides whether eviction is reasonable.
What should you do next?
- Check whether your tenancy is covered. Most private tenancies in England became assured periodic tenancies on 1 May 2026, but purpose-built student accommodation and some other lettings are exempt.
- Landlords: make sure existing tenants received the government's Renters' Rights Act Information Sheet (the deadline was 31 May 2026) and give new tenants the required written information.
- If you receive a rent increase, check it was served on the prescribed Section 13 form, at least two months ahead and no more than once a year. You can challenge it at the First-tier Tribunal before the new rent starts.
- If you are asked to leave, check the notice names a valid ground for possession and gives the correct notice period. Only a court can order you to leave.
- Keep records of rent payments, repairs requests, pet requests and all correspondence with your landlord or agent.
- Ask Libra about your own situation, and if you need a professional, find a lawyer or clinic through Libra.
Frequently asked questions
Does the Renters' Rights Act apply in Wales or Scotland?
Most of the Act applies only to England. Wales has its own system under the Renting Homes (Wales) Act 2016, although the Act's rules against discrimination towards people with children or on benefits were extended to Wales from 1 June 2026. Scotland has separate private residential tenancies and is not covered.
Can my landlord still evict me after 1 May 2026?
Yes, but only by using one of the grounds for possession listed in the Housing Act 1988 as amended, such as selling, moving in or serious rent arrears, with the correct notice period. If you do not leave, the landlord must get a possession order from the court.
How much notice do I need to give to leave?
As a tenant on an assured periodic tenancy you can end the tenancy by giving your landlord at least two months' written notice. You and your landlord can agree a shorter period in writing. Your notice must be given properly, so keep a copy and proof of delivery.
Can my landlord ask for several months' rent in advance?
No. A landlord or agent must not ask for rent before the tenancy agreement is signed, and between signing and the start date can ask for no more than one month's rent (or 28 days' rent if paid weekly). The tenancy deposit cap of five weeks' rent (six weeks for annual rent of £50,000 or more) under the Tenant Fees Act 2019 still applies.
When will the landlord database and ombudsman start?
The government's roadmap says the Private Rented Sector Database will be rolled out from late 2026, and the new Private Rented Sector Landlord Ombudsman, with compulsory membership for landlords, is expected in 2028. Dates can change, so check the latest government guidance.
Can a landlord refuse my request to keep a pet?
A landlord must not unreasonably refuse a written request to keep a pet and must reply within 28 days, giving reasons if they refuse. If you think a refusal is unreasonable, you can complain and, in time, use the new ombudsman once it is running.
Ask Libra
- What changed for private tenants in England on 1 May 2026?
- My landlord served a section 21 notice in April 2026. Is it still valid?
- How do I give notice to end my periodic tenancy?
- Can my landlord refuse my request to keep a dog?
- What grounds can my landlord use to evict me now?
- Do I have to register on the landlord database yet?
Sources
- Renters' Rights Act 2025 (legislation.gov.uk)
- Guide to the Renters' Rights Act (GOV.UK)
- Implementing the Renters' Rights Act 2025: our roadmap (GOV.UK)
- Grounds for possession: guidance for landlords and letting agents (GOV.UK)
- The Renters' Rights Act Information Sheet 2026 (GOV.UK)
- Renters' Rights Act overview for tenants (GOV.UK)
This guide is general information about the law in England as at September 2026, not legal advice. For advice on your situation, ask Libra or find a lawyer through Libra.
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