The Renters' Rights Act 2025 introduces the biggest changes to rental law in England since 1988. Here is everything landlords need to know about the new laws coming in 2026.
The Renters' Rights Act 2025 received Royal Assent on 27th October 2025 and comes into force on 1st May 2026. It represents the biggest overhaul of private renting in England since the Housing Act 1988. Here is a plain-English guide to everything that is changing.
1. Section 21 Abolished
No-fault evictions are gone. From 1st May 2026, you cannot ask a tenant to leave without a legally valid reason. You must use a Section 8 notice with a prescribed ground for possession.
2. All Tenancies Become Periodic
Fixed-term assured shorthold tenancies are abolished. All existing tenancies automatically convert to assured periodic (rolling) tenancies on 1st May 2026. New fixed-term tenancies cannot be created after this date.
3. Rent Increases Limited to Once Per Year
You can only increase rent once every 12 months. You must use a Section 13 notice (Form 4A) and give at least two months' written notice. Any tribunal cannot set a rent higher than the amount you proposed.
4. Government Information Sheet Required
Every landlord must give their existing tenants a copy of the official Government Information Sheet by 31st May 2026. Failure to comply risks a fine of up to £7,000.
5. No More Rental Bidding
You must advertise a property at a set asking rent. You cannot encourage or accept offers above the listed rent. This ends so-called rental bidding wars.
6. Rent in Advance Limited
You cannot require more than one month's rent in advance. This prevents landlords from demanding large upfront payments as a condition of granting a tenancy.
7. Pets — Tenants Can Request Permission
Blanket no-pets clauses are unenforceable. Tenants have the right to request a pet and you can only refuse on reasonable grounds. You can require the tenant to take out pet damage insurance.
8. Anti-Discrimination Rules Strengthened
You cannot refuse to let to tenants on benefits (No DSS policies) or families with children. Mortgage or insurance terms that require such restrictions are overridden by law.
9. Section 8 Grounds Updated
The grounds for possession under Section 8 have been revised. Key changes include:
10. Penalties Increased
Civil penalties for breaching the new rules are up to £7,000 for a first offence and up to £40,000 for repeated breaches.
11. Decent Homes Standard (Phase 3 — 2035)
A new minimum standard for privately rented properties will eventually be introduced, tackling damp, mould, and dangerous conditions. This is not expected until 2035 at the earliest.
12. Private Rented Sector Database (Phase 2 — Late 2026)
A new national database of all landlords and rental properties in England will be rolled out from late 2026. Registration will be compulsory.
13. Private Rented Sector Ombudsman (Phase 2)
A new ombudsman service will allow tenants to resolve complaints against landlords without going to court. All landlords will be required to join.
1st May 2026 — Phase 1
All tenancy reforms, Section 21 abolition, rent increase rules, rent in advance limits, bidding ban, pets, anti-discrimination.
Late 2026 — Phase 2
Landlord database and ombudsman service rollout begins.
2035 onwards — Phase 3
Decent Homes Standard for the private rented sector.
The most urgent tasks are:
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