Renters’ Rights Act 2025
For millions of renters across England, the idea of “home” is about to become more secure.
From 1 May 2026, the Renters’ Rights Act 2025 comes fully into force, introducing the biggest reforms to the private rented sector in decades. Whether you’re a tenant worried about eviction or a landlord adjusting to new rules, these changes fundamentally reshape how renting works.
This guide explains what changes in May 2026, what it means for you, and what to do next—in plain English.
Quick answer: What changes on 1 May 2026?
If you only have a minute, here’s what matters most:
- Section 21 abolished: “No-fault” evictions are no longer allowed
- All tenancies become periodic: No more fixed-term ASTs
- Rent increases limited: Once per year via formal process
- Bidding wars banned: No accepting offers above advertised rent
- Stronger tenant rights: Including pets and anti-discrimination rules
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 is a major reform of renting law in England. Its goal is to:
- Improve security and stability for tenants
- Create clearer, fairer rules for landlords
- Reduce disputes and improve enforcement
It replaces long-standing systems—especially the Assured Shorthold Tenancy (AST)—with a more standardised framework.
The end of section 21 “no-fault” evictions
What has changed?
From 1 May 2026, landlords can no longer evict tenants without giving a legal reason.
Previously, Section 21 allowed landlords to end a tenancy at the end of a fixed term without explanation. This route is now fully abolished.
What replaces it?
Landlords must now use Section 8 grounds for possession, which require a specific legal reason, such as:
- Selling the property
- Moving in themselves or a close family member
- Serious rent arrears
- Breach of tenancy
Important safeguards for tenants
- Landlords generally cannot use “sell” or “move in” grounds within the first 12 months of a tenancy
- All claims must be evidenced and legally valid
- Courts remain the final decision-makers
What this means: tenants gain far more certainty—but eviction is still possible where justified.
The shift to periodic tenancies
No more fixed-term contracts
From May 2026, fixed-term ASTs are replaced by periodic tenancies.
This means:
- No fixed end date
- Tenancies roll continuously (usually monthly)
How notice works now
- Tenants: can leave with 2 months’ notice at any time
- Landlords: must use a valid legal ground
What this means: You’re no longer “locked in” to long contracts—but landlords lose the ability to end tenancies without cause.
New rules on rent increases
Annual limit on rent rises
Landlords can now:
- Increase rent once every 12 months only
- Use a formal Section 13 notice
Challenging rent increases
Tenants can challenge increases via the First-tier Tribunal if they believe:
- The new rent exceeds the market rate
A key safeguard:
- The tribunal cannot set rent higher than the landlord’s proposed amount
Ban on rental bidding wars
Landlords and agents are now prohibited from:
- Inviting or accepting offers above the advertised rent
What this means: Greater predictability—and less pressure to overbid in competitive markets.
Renters’ Rights Act 2025: Stronger tenant rights
Pets in rental properties
Under the Renters’ Rights Act 2025, tenants now have the right to request a pet.
- Landlords cannot unreasonably refuse
- They may require pet insurance to cover damage
Anti-discrimination rules
In addition, it is now unlawful for landlords to blanket-ban:
- Families with children
- Tenants receiving benefits
What this means: Access to housing becomes broader and more consistent.
Impact on courts and enforcement
The shift away from Section 21 is expected to increase reliance on courts.
To prepare, the government has committed funding to:
- Digitise possession processes
- Improve case handling efficiency
However, real-world performance will depend on:
- Court capacity
- Administrative readiness
Bottom line: delays may still occur, especially early in implementation.
Does this apply to Wales?
No—this is England only.
Wales operates under the Renting Homes (Wales) Act 2016, which already introduced similar reforms, including:
- Periodic-style contracts
- Increased notice periods
What happens to existing tenancies?
If you already have an AST:
- It will automatically convert to the new system on 1 May 2026
What about existing Section 21 notices?
- Notices served before 1 May 2026 may remain valid for a limited transition period
- No new Section 21 notices can be issued after that date
What about student tenancies?
Rules vary depending on the type of accommodation:
- Purpose-built student accommodation (PBSA): separate rules may apply
- Private student lets: a new ground allows landlords to regain possession for the next academic year
This is designed to preserve the student rental cycle while aligning with the new system.
Frequently asked questions
Can I still be evicted under the new law?
Yes. Eviction is still possible—but only with a valid legal ground and evidence.
Can my landlord raise rent whenever they want?
No. Rent increases are limited to once per year and must follow a formal process.
Can I leave my tenancy at any time?
Yes—tenants can give 2 months’ notice at any point.
Can landlords refuse pets?
Only if the refusal is reasonable. Blanket bans are no longer allowed.
Does this affect existing contracts immediately?
Yes. All tenancies transition into the new system from 1 May 2026.
Renters’ Rights Act 2025: Further advice and help
Citizens Advice: Advice on eviction
Shelter England: Advice on eviction
This guide is based on general principles of English and Welsh law, is intended for informational purposes only, and does not constitute legal advice or establish a professional relationship.
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