In October 2025, the Renters' Rights Act received Royal Assent, meaning the legislation is now effective, subject to implementation, which is due to take place during 2026.
The changes are substantial, and both landlords and tenants need to be aware of the new rules and the wide implications they will have. The first phase is due to come into effect on 1 May 2026, and this will include the abolition of ‘no-fault’ evictions.
We explain the law and look at the key issues to be aware of.
Summary
This article includes:
- What is the Renters’ Rights Act 2025?
- Key changes under the Renters’ Rights Act 2025
- The end of no-fault evictions under Section 21
- The end of fixed-term contracts
- Strengthened grounds for eviction under Section 8
- Stronger protection against backdoor eviction
- Limits on rent increases
- Create an Ombudsman
- Create a Landlord Database
- The right for tenants to request a pet
- Decent Homes Standard
- Awaab’s Law
- The end of DSS Discrimination and against Parents
- The end of Rental Bidding
- Strengthened LA enforcement powers
- Strengthened Rent Repayment Orders
- What this means for landlords
- What this means for tenants
- Implementation
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 (the Act) is new legislation aimed at transforming renting for tenants. The government intends to provide them with more security and stability, allowing them to remain in their homes for longer, establish lives in their communities, and avoid the risk of homelessness.
The Renters’ Act will be implemented in phases, which are intended to be brought in during 2026.
Key Changes Under The Renters’ Rights Act 2025
The Renters’ Rights Act includes clauses to implement the following:
- Abolition of Section 21 evictions, commonly referred to as ‘no-fault’ evictions
- Abolition of assured shorthold tenancies
- Ensure possession grounds are fair to both parties
- Provide stronger protection against backdoor eviction
- The power to challenge unreasonable rent increases
- Create a Private Rented Sector Landlord Ombudsman
- Create a Private Rented Sector Database
- Pets in Rental Properties
- Apply the Decent Homes Standard to private sector
- Apply ‘Awaab’s Law’ to the private rented sector
- Outlaw discrimination by landlords against tenants on benefits or who have children
- Outlaw rental bidding by banning landlords and agents from asking for or accepting sums above the advertised rent
- Strengthen enforcement powers for local authorities
- Strengthen rent repayment orders
Abolish Section 21 evictions, commonly referred to as ‘no-fault’ evictions
From 1st May 2026, evictions under Section 21 of the Landlord and Tenant Act 1985 are abolished for new and existing tenancies. Landlords will need a valid reason to evict a tenant, such as rent arrears or anti-social behaviour.
Abolition of assured shorthold tenancies
Assured shorthold tenancies and fixed-term tenancies will be replaced by rolling periodic tenancies. These will not have a set end date, and tenants will need to give two months’ notice. This replaces the assured shorthold tenancy system that is often used, and which can require tenants to commit to twelve months upfront, even if they wish to leave the property sooner.
This is intended to provide tenants with more flexibility, should they wish to leave, and to avoid situations where tenants are trapped in substandard properties.
Ensure possession grounds are fair to both parties
The Act aims to strengthen and expand grounds for possession, allowing landlords to take back properties where there is a good reason to do so.
Landlords will have to apply to the court when seeking possession.
In the case of rent arrears, landlords will have to wait longer before they can make an application, with the period of arrears increasing from two months to three months, and the notice period doubling from two weeks to four weeks, giving tenants longer to try to clear arrears.
Provide stronger protection against backdoor eviction
After tenants have been in a property for a year, landlords will be able to provide a tenant with four months’ notice if the landlord wishes to move into the property themselves or sell the property. Landlords will not be able to market or re-let the property for a year after using these grounds for eviction.
The power to challenge unreasonable rent increases
Landlords will be limited to one rent increase per year to the market rate only. This is the rent that would be achievable on the open market. In order to increase the rent, landlords will need to serve a Section 13 notice on tenants, giving them a minimum of two months’ notice of the increase.
Where a tenant believes the increase is above the current market rate, they can challenge it at a First-tier Tribunal. Tribunal powers will be amended to avoid the risk of a higher rent being imposed than that which the landlord set. The new rent will only be payable from the date of the tribunal decision, and not back-dated.
Create a Private Rented Sector Landlord Ombudsman
All private landlords will be required to join a new Private Rented Sector Landlord Ombudsman Service, including landlords who use a managing agent.
This will offer tenants a free service so that they can raise complaints. Landlords can be compelled to take remedial action, provide information to tenants, and/or pay compensation.
Local authorities will be able to fine landlords for failure to join the service. Penalties will be up to £7,000 for an initial breach, and up to £40,000 for repeated breaches.
Create a Private Rented Sector Database
The government will create a new Private Rented Sector Database (PRSD), on which Landlords must register themselves and each of their properties. This aims to provide a ‘one-stop shop’ for landlords, setting out their obligations and allowing them to show that they are complying with the rules.
Tenants and local authorities will be able to view the database as needed.
Tenants to be allowed to request a pet
Tenants can ask for permission to have a pet at the property, and landlords cannot unreasonably withhold their consent. Where a tenant feels that the landlord has done this, they will be able to challenge the decision.
Create a Decent Homes Standard for Private Lets
A new Decent Homes Standard will apply, ensuring housing meets certain standards. The government has consulted on the requirements, and landlords are likely to have until 2035 to ensure compliance.
Apply ‘Awaab’s Law’ to the sector
Awaab’s Law was implemented after the death of Awaab Ishak following prolonged exposure to mould in a rented social housing property. The law was initially applied only to social housing, but under the new Act it will be extended to cover the private rental sector.
Landlords will be required to deal with dangerous conditions, such as mould and damp, within a set timeframe.
Outlaw discrimination by landlords against tenants on benefits or who have children
The Act aims to ensure that all applicants for properties are considered on an individual basis and not discriminated against. While landlords and agents can still decide who to rent to and can take into account affordability, they will not be able to refuse tenants because they have children or receive benefits.
Outlaw rental bidding
The Act aims to level the playing field for prospective tenants by ending rental bidding. This will ban landlords and agents from encouraging bidding, and from accepting sums higher than the stated rent.
Strengthen enforcement powers for local authorities
Local authorities will have more powers to investigate, require the provision of information from relevant individuals, and access properties where necessary. They will be entitled to collect and keep revenue from penalties imposed on landlords, and the authority to impose penalties of up to £40,000.
Strengthen rent repayment orders
Rent repayment orders will be available to tenants who have been the victim of criminal landlords, where compliance with the Act has been flouted. It is intended that both tenants and local authorities will find it simpler to obtain a rent repayment order, and that their use will increase.
Rent repayment orders require landlords who have committed an offence to repay rent to either the tenant or the local authority. Applications can be made to the First-tier Tribunal, which will have the authority to make the order.
Examples of offences that could result in a successful application include misusing grounds for possession, breaching letting rules, providing false information to the database, and continued breach of the new rules.
What This Means For Landlords
Landlords need to keep abreast of the implementation of the new rules and ensure strong management and administration. For example, rent can only be increased once a year, and two months’ notice is required. Landlords should ensure that they keep on top of the schedule to avoid missing the opportunity to raise the rent to the current market level.
Other compliance issues, such as registration, reporting, and safety checks, should all be kept in hand to avoid the risk that tenants or local authorities could take action.
Where tenants breach the rules, landlords will need to put together clear evidence of the problems to persuade the court to issue an eviction order. Again, clear record keeping is essential, along with adherence to the legally required notice periods.
Landlords are required to provide all tenants with the government’s information notice setting out details of the changes by 31 May 2026.
What This Means For Tenants
Tenants will be in a much stronger position, with protection from eviction and unfair rent increases. They should also be able to find a property to rent with less stress, with the abolition of discrimination and bidding wars.
Implementation
Implementation will be in phases, starting on 1 May 2026, when ‘no-fault’ evictions (Section 21) and bidding wars will be ended. Other rules taking effect on this date include:
- restricting rent increases to once a year
- ending discrimination against tenants on benefits or who have children
- the right to request a pet
Other phases will take longer to implement, including the creation of the new database and ombudsman. All clauses are likely to come into force by 2035, giving Landlords time to upgrade homes and adjust practices appropriately.
Contact our landlord and tenant disputes solicitors
Our experienced landlord and tenant disputes solicitors provide comprehensive advice and guidance on renters’ rights and the new tenancy laws. Contact us today, and we will be happy to help.
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To speak to one of our experienced landlord and tenant disputes solicitors, ring us on 0300 303 2071, email us at info@witansolicitors.co.uk or fill in our contact form, and we will talk through your situation with you and discuss how we can assist. We have offices in Birmingham, Northampton, London and Wellingborough.
FAQs
Will existing tenancies be affected by the Renters’ Rights Act?
Existing tenancies will fall under the new Act. From 1 May 2026, assured shorthold tenancies will automatically become period tenancies with no fixed end date. Tenants will be able to end a tenancy on two months’ notice, and rent increases will be limited to once per year.
Can a landlord refuse a pet?
Landlords can refuse a pet where it is reasonable to do so. Valid grounds for refusal include property size, a superior lease that prohibits pets, or someone in the vicinity with allergies. The landlord must respond to a pet request within 28 days.
How long do landlords have in which to comply with the new legislation?
Compliance will be in line with the phasing in of the Act. The first provisions will be implemented on 1 May 2026.
For those wishing to rely on Section 21 to evict a tenant, the deadline to file a court application is 31 July 2026.
Other requirements will be set once further legislation is in place, for example, installing the new ombudsman and making the new database available for use.
