Renters’ Rights Act 2025: What’s changing for landlords and tenants - and when?

The Renters’ Rights Act will amend the statute book from 1 May 2026, and it fundamentally reshapes private renting in England. There will be an end to Section 21 “no-fault” evictions, fixed terms will be phased out, and the entire sector will move to rolling periodic tenancies. Not every provision has commenced yet, but the government will publish the go‑live date and secondary rules.

What changes can you expect?

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1. The renting rules are becoming simpler.

All assured tenancies will be periodic. A tenant can leave at any time by giving two months’ notice. A landlord can only ask a tenant to leave if there is a valid legal reason, such as:

- needing to sell the property

- wanting to move into the property

- major renovation works

- serious unpaid rent, or anti-social behaviour.

To give tenants more protection, there will be a 12-month period at the start of each tenancy where a landlord cannot use the “selling” or “moving in” reasons. When those reasons can be used, the notice period will be longer.

Eviction for rent arrears will only happen if the tenant is three months’ in arrears - not for minor delays. If a landlord uses the rules incorrectly, they may face tougher penalties and might have to return rent through a Rent Repayment Order.

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2. Rent increases are standardised.

Hidden or confusing rent-increase terms in leases are being taken out, so you’ll know exactly when and how your rent might change. One increase per year is permitted via the Section 13 process, with at least two months’ notice and a cap at market rent. Tenants can challenge at the First‑tier Tribunal without the fear of being landed with more than the landlord originally asked, and increases will not be backdated. In hardship cases, there is limited scope for short deferrals.

3. Redress and transparency are upgraded.

Every private landlord must join a new PRS Landlord Ombudsman. Tenants will be able to access free, binding decisions on complaints about landlord conduct, standards and service. Alongside this sits a national PRS Database. Landlords must register themselves and their properties; failure to do so brings civil penalties and can block access to most possession grounds until rectified.

Expect a stronger compliance culture and fewer “unknown owner” properties.

4. Minimum standards tighten.

The Decent Homes Standard will apply to the PRS for the first time, giving councils clearer powers to require improvements. Awaab’s Law will imply timelines into tenancy agreements for tackling serious hazards like damp and mould, enforceable by the courts. For many responsible landlords this will formalise good practice; for outliers, it adds real enforcement teeth.

5. Access to homes must be fair.

Blanket “No DSS” and “No Children” policies will be unlawful, and mortgage or lease terms to the contrary will be of no effect. Landlords and agents must assess tenants case by case.

Rental bidding wars will end: a single asking rent must be advertised and offers above that figure cannot be sought or accepted. Demands for large sums of rent upfront will also be prohibited; at most, one month (or 28 days for shorter rent periods) can be required after signature and before the tenancy starts.

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Enforcement is being modernised to match. Councils gain stronger investigatory powers, higher civil penalties for initial and repeat breaches, and the option of criminal prosecution in serious cases. Rent Repayment Orders are widened to cover more offences, the maximum repayment doubles to 24 months’ rent, and the claim window extends to 24 months - now reaching superior landlords and, in certain cases, company directors.

What should landlords do now?

Prepare; map your possession strategies to the new grounds and evidence requirements:

1. Update tenancy templates for the Section 13 rent process;

2. Put in place a complaints route that interfaces sensibly with the Ombudsman;

3. Get portfolio information ready for database registration;

4. Plan works to meet the Decent Homes Standard and establish a fast‑track protocol for hazards, damp and mould; and

5. Train teams on non‑discrimination and how to deal with reasonable pet requests.

What can tenants expect?

1. Greater day‑to‑day security;

2. More confidence to challenge poor practice; and

3. Clearer information when choosing a home.

The aim is a market that is more predictable for both sides: fewer procedural traps for compliant landlords, and fewer cliff‑edge evictions or surprise rent hikes for renters.

The switch to the new system will happen on a single commencement date for the private rented sector, converting existing tenancies automatically.

Social housing providers will follow later after regulatory consultation.

The winners in this transition will be those who get implementation‑ready now - tight documents, clean data, compliant processes, and a proactive approach to standards.

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