Renters’ Rights Act 2025: What’s Changed and What’s Still Coming

The rules for renting out a property in England changed on 1 May 2026 after the Renters’ Rights Act 2025 came into effect. The Act introduced several new rules affecting millions of landlords and tenants, including people who were already renting before these changes. Understanding what has changed, what it means for you and what could change next is now essential, especially to prepare your property and plan next steps. That is what this guide covers.

England only: Before we go further, this guide covers the private rented sector in England. Scotland, Wales and Northern Ireland have different housing laws.

What is the Renters’ Rights Act 2025? 

The Renters’ Rights Act 2025 is a piece of legislation that changes the way private renting works in England. The Act received Royal Assent on 27 October 2025 and replaced the old assured shorthold tenancy (AST) system, which has been in place since the Housing Act 1988. 

These reforms affect a large part of England’s housing market. According to the House of Commons Library, around 4.7 million households were privately rented in England in 2024/25. These homes were occupied by roughly 11 million people and managed by an estimated 2.3 million landlords. Private renting makes up around 19% of all households in England, making it the second largest type of housing.

The Act aims to create a rental system with:

• More secure tenancies
• Stronger protection for renters
• Fairer treatment and equal opportunities
• More choice and flexibility for tenants
• Clearer responsibilities for landlords
• Stronger accountability in the rental sector
• Improved standards for rented homes

When the Renters’ Rights Act 2025 Comes into Force

The Act is being introduced in phases. Not all changes apply at the same time.

Phase 1: 1 May 2026

This was the first major stage. Major changes related to rent, evictions, tenancies and tenant protections came into force on 1 May 2026. These rules are now in effect and apply to most private rented tenancies in England. Landlords and tenants need to follow the new rules now. 

Phase 2: Expected Late 2026

The second phase is expected to come into force in late 2026. However, the government has not confirmed the exact date yet. This phase is expected to introduce the Private Rented Sector Database and Landlord Ombudsman.

Further Changes

The Decent Homes Standard for private rented homes and the extension of Awaab’s Law to the private rented sector are also planned. These changes are still being developed, so their dates have not been confirmed yet.

From Bill to Law: The Renters’ Rights Act 2025 Timeline

A Bill is a proposed law that is being considered by Parliament. The Renters’ Rights Bill became law the moment it received Royal Assent on 27 October 2025. Before this date, it was still a proposal going through the parliamentary process. After Royal Assent, its official name became the Renters’ Rights Act 2025. 

Who the Renters’ Rights Act 2025 Applies To

It applies to most private renters and landlords in England. It mainly covers people renting a property as their sole or main home under an assured tenancy.

The rules apply to both existing and new tenancies. If an eligible tenancy was already in place before 1 May 2026, it moved to the new tenancy system automatically. No new agreement was needed. Any eligible private tenancy starting from 1 May 2026 follows the new rules from the start.

Who’s Exempt from the Renters’ Rights Act

The Act does not cover every type of rental arrangement. If you do not fall into any of the exemption categories mentioned below, the Act will apply to you as well.

Key Reforms: What’s Changed From 1 May 2026 in England Under Renters’ Rights Act

The private rental sector inevitably needed reforms. The Renters’ Rights Act brings changes after almost 30 years of government failure to protect tenants and provide stability to the competitively good landlords.

All the main changes to rent, evictions, tenancies and tenant protections are already in force. Any new eligible private tenancy that starts from May 2026 must follow these new rules, and many existing tenancies changed automatically too.

End of Section 21 “no-fault” evictions

Section 21 no-fault evictions ended. Tenants cannot be evicted without a legal ground. Landlords now need to use Section 8 and give valid legal grounds to ask a tenant to leave, such as rent arrears, selling the property or moving into it themselves.

Transitional Rule:

There is a transitional rule for some notices served before 1 May 2026. If you served a valid Section 21 notice before this date, you may still rely on it. However, court proceedings must start by the earlier of six months from the notice date or 31 July 2026. 

For example, a notice served in January 2026 may have an earlier deadline than 31 July.

Assured shorthold tenancies become periodic assured tenancies

Under the new system, most existing ASTs automatically became assured periodic tenancies. Tenants did not need to sign a new agreement. They can stay in a rental home as long as they want with no fixed end date, unless the tenancy is ended under the legal rules. 

The tenants can end tenancy by a two-month notice, and they are not typically locked in for 6 to 12 months as before. These reforms provide tenants with flexibility and freedom to move if they need to move for family or better jobs.

New and reformed grounds for possession

The Act also changed some grounds that landlords can use to regain their property.

Rent arrears:

If a tenant does not pay their rent, the landlord may be able to regain possession. But now the rules are strict for mandatory grounds.

• The mandatory rent arrears ground now requires 3 months of arrears, instead of 2.
• The notice period is now 4 weeks, instead of 2.

Our guaranteed rent london team will protect landlords and ensure continuity by covering missed rent payments during lengthy possession proceedings. 

Selling or moving into the property:

This ground cannot be used during the first 12 months of a tenancy. After that, landlords must give 4 months’ notice.

Rent increases: the new once-a-year process

Landlords can now increase the rent once a year. They must use the formal Section 13 process and give at least 2 months’ notice. They cannot increase the rent above the market value. If a tenant feels the new rent is higher than the market rate, they can challenge it at the First-tier Tribunal.

Rent in advance capped at one month

Landlords can now ask for a maximum of one month’s rent in advance when a new tenancy starts. Tenants should not be asked to pay six or twelve months’ rent upfront just to secure the property. This gives more flexibility and means they do not need to prepare a large amount of rent before moving in.

Ban on rental bidding

The Renter’s Rights Act ended the unfair practice of the rental bidding process. That happens when tenants are asked to offer more than the advertised rent to secure a property. They might find it difficult to know how much they will actually need to pay. 

Under the new rules, letting agents and landlords will have to publish the asking rent for their homes. The rent advertised must be the rent a tenant can agree to pay. Landlords and agents cannot encourage tenants to offer more.

Right to request a pet

Tenants can now ask their landlord if they can keep a pet. The landlord must consider the request to rent with pets and respond within 28 days. They cannot refuse without a valid reason. 

It does not mean they have to accept every request. They can say no to a pet if they have a genuine reason, but cannot simply reject it based on the “no pets” rule under the new renting system. 

Ban on discrimination against tenants with children or on benefits

Landlords and agents cannot refuse a tenancy just because a tenant has children or receives benefits. This applies to property adverts, applications and the way tenants are selected. 

The existing rules prevent landlords and letting companies from discriminating directly or indirectly based on the following characteristics:

• Disability
• Gender ressignment
• Pregnancy and maternity
• Race, Religion or Belief
• Gender and Sex Orientations

In addition to these rules, this act bans discrimination against tenants with children under 18 and tenants in receipt of benefits.  

The Next Upcoming Phases of the Renters’ Rights Act 2025

The main changes are already in force, but the Renters’ Rights Act has more reforms to come. Some are expected in late 2026, while others do not have a confirmed start date yet.

Private Rented Sector Database

Private Rented Sector Database will be a new government database for private rented properties in England, expected to start rolling out from late 2026. The main purpose is to keep important information in one secure place.

• Landlords will need to register themselves and their rental properties on the database to show that they meet legal requirements.
• Tenants will be able to see some information about registered properties and landlords before renting. 
• Local councils will have better access to information to help with enforcement and spot properties that might not meet legal requirements.

What Landlords Should Do Now

When registration opens, landlords need to provide property and compliance information. Organise your property documents before the database starts rolling out. Compile EPC, gas safety certificate and electrical safety records now. Having these documents ready earlier can make the process easier and avoid last-minute work.

Landlord Ombudsman

A new Private Rented Sector Landlord Ombudsman is also planned. It will give tenants a formal way to raise complaints and seek redress when problems cannot be resolved directly with their landlord.

Membership will be mandatory for private landlords, but the government expects the scheme to become mandatory for landlords in 2028, once the service is ready.

Decent Homes Standard

The government plans to introduce a Decent Homes Standard for private rented homes for the first time. It will set minimum standards for housing quality and give councils stronger powers to take action if properties do not meet those standards. The government consulted on the proposed standard in 2025 and is still considering the responses. The implementation date has not been confirmed.

What Landlords Should Do Now 

Check your property. The final standard is not confirmed yet, but landlords can start checking their properties for common issues such as damp, mould, heating and repairs. Dealing with problems early can make it easier to meet future requirements when the new standard comes into force.

Awaab’s Law extension to private tenancies

Awaab’s Law already applies to social housing and sets legal timeframes for landlords to deal with serious hazards, such as damp and mould. The Renters’ Rights Act plans to extend similar protections to private rented homes. However, the government is still developing the details, so the exact requirements and start date have not been confirmed yet.

Renters’ Rights Act 2025: Rights and Responsibilities for Landlords and Tenants

Landlord Responsibilities

The Renters’ Rights Act brings new responsibilities for landlords. If a tenancy granted before 1 May 2026, one important deadline for the information sheet was 31 May 2026.

By this date, they had to give existing tenants the government’s Information Sheet (or the written statement) about the new tenancy rules. Failure to meet certain information requirements can sometimes lead to a civil penalty of up to £7,000.

Landlords checklist: 

• Give existing tenants the required Information Sheet by the relevant deadline.
• Provide the required written tenancy information for new tenancies.
• Check that your tenancy agreements follow the new rules.
• Use the correct notice forms when you need to change the rent or seek possession.
• Keep records of important tenancy matters, including notices, rent changes and tenant requests.
• Review your current letting process to make sure it follows the new requirements.
• Check any old notices to confirm that they are still valid and that you meet the correct deadlines.

Tenant Rights

If your tenancy started before 1 May 2026, the rules changed even if you did not sign a new agreement.

• Your AST is now a periodic tenancy, with no fixed term left to run out
• Your landlord needs a specific legal ground to evict you instead of just using a Section 21 notice.
• You now need to give two months’ notice to leave, up from one.
• You can challenge a rent increase at the First-tier Tribunal.
• You can ask to keep a pet.
• You’re protected from discrimination based on having children or receiving benefits, under the Renters’ Rights Act’s discrimination provisions.

Enforcement and Penalties Under the Renters’ Rights Act 2025

The Act gives local councils stronger powers to investigate landlords and letting agents. These powers have been in force since 27 December 2025. Councils can request documents and, in some cases, enter business premises during an investigation.

Financial Penalties

The Act increases the penalties for certain housing offences:

• First or minor breach: Civil penalty of up to £7,000
• Serious or repeated breach: Civil penalty of up to £40,000 or criminal prosecution

Rent Repayment Orders

The Act also increases the amount that a landlord may have to repay under a Rent Repayment Order. Tenants and other eligible applicants have up to 24 months to apply instead of 12 months.

For offences committed on or after 1 May 2026: The maximum repayment period increased from 12 months to 24 months’ rent.

Important: These higher limits only apply to offences committed on or after 1 May 2026. Older offences remain subject to the previous 12-month limits.

Stay Compliant with Real Estate Agents London

Tenancy rules have changed, and old paperwork may no longer meet current requirements. Landlords need to review how they manage their properties and keep up with their responsibilities. Having the right support can make these changes much easier to handle.

Your Property. Our Expertise.

At Real Estate Agents London, we help landlords manage their properties efficiently and in line with current requirements. From tenancy paperwork to ongoing management, we handle the details so things run smoothly and you don’t have to manage everything yourself.

Want a simpler way to manage your property? Talk to our team today.

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