From 1 May 2026, the Renters Right Act 2025 gives tenants new rights and introduces new rules for landlords.

The Act aims to improve housing standards, tackle poor practice in the private rented sector (PRS), and make renting safer, fairer and more secure.

Phase 1 - effective from 1 May 2026

End of Section 21 ‘no-fault’ evictions

Landlords can no longer issue Section 21 Notices or evict tenants without a legal reason.

Reasons include:

• serious rent arrears
• anti-social behaviour
• selling or moving back into the property

If you have already served a Section 21 notice before 1 May 2026, court action must begin by 31 July 2026 for that notice to remain valid.

Rent changes

Rent increases will be limited to once a year.

Landlords will be required to complete a form giving at least 2 months’ notice.

Tenants can challenge rent increases that are above market rent.

Rent review clauses in tenancy agreements will no longer apply.

Tenancy agreements

Fixed term and short hold tenancies will end and become open ended periodic tenancies.

For written tenancy agreements signed before 1 May 2026:

• landlords need to give tenants the government produced information sheet (gov.uk) - this information sheet must be provided to tenants before 31 May 2026

For tenancy agreements signed after 1 May 2026:

• landlords will need to give tenants certain written information about key terms of the tenancy, failure to do so may result in a fine

Pets

Landlords must consider a request for a pet made by the tenant.

A written request, must be considered within 28 days and the landlord cannot unreasonably refuse.

If the landlord refuses the request, this must be done in writing and the tenant can challenge the refusal if they believe it is unreasonable.

Damage caused by pets can be recovered from the deposit.

Tenant eviction - grounds for possession

Landlords will need to issue tenants with a Section 8 notice under the Housing Act 1988, using 1 or more grounds for possession.

The notice period is typically 4 months but can be shorter.

If the tenant has not left after the notice period, then the landlord can apply to the court for a possession order.

Grounds for possession: guidance for landlords and letting agents (gov.uk)

Fairness and non-discrimination / rental bidding

Landlords are not allowed to discriminate against tenants who are on benefits or have children.

Landlords cannot ask for rent ahead of signing the tenancy agreement.

Landlords must not ask for or accept more than one month’s rent in advance at the start of a tenancy.

When advertising a property landlords have to publish an asking price and it will be illegal to accept offers above the advertised rent.

Phase 2 - to be announced

Private Rented Sector Database

All landlords must register themselves and the properties they rent on a new online central database.

Failure to register could result in fines and enforcement action.

Landlord Ombudsman Service

A new free independent body will be introduced to handle tenant-landlord disputes.

This will include mandatory membership for landlords and should provide quicker and cheaper resolution to disputes without the need to go to court.

Stay updated

Some parts of the Renters’ Rights Act will be introduced at a later stage.

We will publish further guidance once start dates for these changes are confirmed.

For further information, follow the official guidance from the government (gov.uk).