Our Housing specialist, Sarah, has summarised the main changes arising from the Renters Right Act 2025 and how they will affect tenants in the private rental sector.
The Renters Reform Bill, first introduced to Parliament in September 2024 under the previous Conservative Government, was designed to give tenants greater security and improve standards across the private rented sector. Now that the proposals have passed through Parliament and received Royal Assent on 27th October 2025, the Bill has officially become the Renters Rights Act. Although now law, its key measures will be introduced in stages starting from May 2026.
It has been described as the biggest reform to UK renting since the Housing Act 1988 and includes wide-ranging implications for landlords, tenants, and letting agents alike. The new law in England makes significant changes to private renting, including the abolition of Section 21 'no-fault' evictions, the replacement of fixed-term contracts with periodic tenancies, and new rules for rent increases and tenant rights. It’s aimed at giving renters more security and fairness; while also updating the system so landlords are clearer about their obligations.
Major Changes Under the Act
The end of “No-Fault” evictions (Section 21s)
Instead of the Section 21 so called “No Fault” evictions, Landlords will now have to use specific legal “grounds” to repossess a property (for example, if there are rent arrears, or they need the home back to live in or do substantive works). They will have to follow the Section 8 procedures to obtain possession through the Courts.
This change comes into force on 1 May 2026 for most private tenancies.
All tenancies become “rolling” (periodic)
Fixed-term tenancies (e.g., a 12-month Assured Shorthold Tenancy) will be phased out. Instead, tenancies will automatically become a periodic (rolling) tenancy: so it continues indefinitely until either party gives notice.
The tenant will typically be able to end the tenancy by giving 2 months’ notice (once certain conditions are met).
Limits on rent increases
Rent can only go up once a year.
Landlords must give at least two months’ written notice before increasing rent.
Tenants can challenge the increase via a tribunal if they believe it is unfair (e.g., above what the market rate would justify).
No more rental bidding wars
Landlords or agents must list a fixed asking rent when marketing a property to let.
They can’t encourage or accept offers above that listed rent. This is designed to make renting fairer and more predictable.
More protections around pets
If the tenant wants to keep a pet, they can ask the landlord who cannot unreasonably withhold consent. If a landlord refuses, they will need to provide a valid reason.
Anti-Discrimination protections
Landlords can no longer use blanket rules like “no families” or “no benefits.”
This means tenants on benefits or with children have stronger protection when applying for a rental.
Better enforcement of property standards
From 27 December 2025 Local Authorities gain new investigatory powers and reporting duties to inspect properties and enforce improvements.
Following Awaab’s Law, the Act will bring in a Decent Homes Standard for the private rented sector, meaning minimum quality and safety standards for homes; although this is not likely to be implemented until 2035-2037.
Penalties for landlords who don’t meet standards could be significant.
New Ombudsman and a central database
Phase 2 of the implementation (late 2026) will require that a database of rented properties will be set up, listing which properties are rented, landlord registration, and compliance information.
By 2028 there will be a Private Rented Sector Ombudsman, which will be a free, independent service to help resolve disputes without going to court.
Stronger Local Authority powers
Councils will be able to demand documents, inspect more freely, and gather third-party data to enforce against landlords.
There will also be tougher penalties for repeat offenders.
What are the benefits for tenants?
More stability: Without the threat of “no-fault” evictions, tenants can feel more secure in their home.
Empowerment: There are more tools (like tribunals) to challenge unfair rent increases.
Fairer system: Fixed asking rents and limited bidding wars make things more transparent.
Better homes: Stronger standards mean rented homes are more likely to be safe and well-maintained.
Access to help: With an Ombudsman and more robust enforcement, it's easier to hold landlords to account.
Things to watch out for as a tenant:-
Timing: Not all parts of the Act come in at once. Some changes start 1 May 2026; others (like the Ombudsman and database) will be rolled out later.
Rent increases: While rent increases are limited, “market rate” is still allowed, so big increases may still happen — but there is a right to challenge these. Landlords may attempt to raise rents sharply before the law changes.
Landlord reaction: Some landlords may respond by raising rents before the new rules kick in, or by being more cautious about new tenants.
Enforcement: The protections are only useful if Local Authorities can enforce the rules — their capacity and funding will affect this.
Pet requests: Asking to keep a pet doesn’t guarantee that the landlord will agree — but landlords must not refuse unreasonably.
Disrepair: Even with better standards, it’s good practice to document and report issues early (photos, emails) if problems arise. Tenants should keep records and try and get correspondence in writing.
Advice for tenants:-
Key dates: Be aware that many of these reforms take effect from 1 May 2026.
Read your Tenancy Agreement: When signing or renewing, check if it mentions fixed term or periodic tenancy, and whether it's compatible with the new law. Written statements of terms should be provided for all new tenancies and existing oral tenancies.
Ask for information: From 31 May 2026, a landlord should provide a government “information sheet” explaining the changes.
Keep records: Take photos and write down any repairs or problems. It’ll help if needed to go to the Ombudsman or Tribunal.
Challenge rent increases: If rent is increased, tenants should ask for a breakdown or justification — or refer to the Tribunal if needed.
Use the Ombudsman: If there is a dispute that can’t be resolved, the new Ombudsman service will be key for tenants.
Stay informed: Watch for updates on how Phase 2 and 3 of the reforms are implemented.
Please note that these changes do NOT apply to the following types of tenancies:–
lodgers who live with a landlord
regulated or protected tenants
council tenants
If you need more specific, tailored advice on your rights under your private tenancy, please Contact Us here.
