News & Insights

The Renters’ Rights Act 2025 will introduce major changes to the private rented sector in England, coming into force on 1st May 2026. This new legislation will impact both tenants and landlords by ending the most common no-fault evictions, moving to rolling contracts, and introducing new rent regulations.

Below, we highlight what the main changes mean to both landlords and tenants.

The End of Section 21 Evictions

For years, landlords have used Section 21 notices to end tenancies without giving a specific reason. The new law completely abolishes this type of “no-fault” eviction from 1st May 2026.

What this means for tenants

This brings a new level of security to your living situation. You can no longer be evicted without a valid reason, giving you the confidence to request repairs, dispute rent increasses or raise concerns without the fear of retaliatory eviction.

What this means for landlords

You can still regain possession of your property, but you will need a valid legal reason to do so with a Section 8 notice – for example, if you are owed rent  and there are new grounds to do (eg if  you are selling the property). You must provide clear evidence and follow strict legal procedures to end a tenancy.

A Shift to Rolling Tenancies (No Fixed Terms)

Fixed-term tenancies, such as standard six-month or twelve-month contracts, will disappear. Instead, all existing and new tenancies will automatically convert to periodic, rolling contracts on 1st May 2026.

What this means for tenants

You are no longer locked into lengthy minimum terms. If you need to move, you can leave at any point by giving your landlord two months’ written notice.

What this means for landlords

Without the certainty of a fixed end date, you must plan your property management differently. However, because tenants no longer face forced move-out dates, you might experience longer, more stable tenancies. You will need to update your standard tenancy agreements to reflect this new rolling structure.

New Rules for Rent Increases

The Act introduces strict limitations on how and when rent can go up. Landlords can only put the rent up once a year and they must give at least 2 months’ notice.

What this means for tenants

You will no longer face sudden or multiple rent increases in a single year. If you feel the proposed increase is unreasonably high compared to similar properties in your area, you have the right to challenge it at a tribunal.

What this means for landlords

You must follow the formal statutory process for every rent increase. Rent review clauses written into older tenancy agreements will no longer be valid. Any increase you propose must reflect genuine market rates, as tenants now have a clear pathway to challenge inflated demands. Additionally, you cannot ask for more than one month’s rent in advance when setting up a new tenancy.

Keeping Pets in Rented Homes

Finding a pet-friendly rental property has historically been a major hurdle for tenants. The new legislation gives renters the legal right to request a pet, and landlords cannot unreasonably refuse.

When a tenant makes a request, landlords generally have 28 days to respond in writing. You can only decline if you have a highly valid reason, such as the property being fundamentally unsuitable or a head lease strictly prohibiting animals. To protect landlords, tenants may be required to hold specific pet insurance to cover potential property damage.st

Fairness and Stopping Discrimination

The new laws make the rental market fairer and more accessible for everyone. It is now illegal to refuse an applicant simply because they receive benefits or have children.

Landlords and letting agents must assess every application on an individual basis. While landlords can still run standard affordability and referencing checks, blanket bans on specific groups are outlawed. Furthermore, the act bans the practice of rental bidding. Landlords cannot encourage or accept offers above the advertised rental price, ensuring transparent and fair pricing for all applicants.

Crucial Deadlines for Landlords

If you are a landlord, you have new administrative duties that carry severe financial penalties if ignored.

By 31^st May 2026, you must provide all your existing tenants with the Government’s Official Information Sheet. If you have a purely verbal tenancy agreement, you must provide a written statement of terms instead.

Failure to do so can lead to a civil penalty of up to £7,000 for a first offence, with subsequent fines reaching up to £40,000. While a managing agent can handle this, the legal responsibility is yours. It is crucial to keep written proof that your tenants received the correct documents on time.

This is the most significant overhaul of private rented sector legislation in more than 30 years. Whether you’re a landlord updating documents or a tenant learning about your new protections, preparation is key. Review your agreements, update your processes, and note the deadlines. If you need help, please contact one of our Dispute Resolution experts today.

This article is for general information only and does not constitute legal or professional advice. Please note that the law may have changed since this article was published.