Renters’ Rights Act 2025 UK: Guide to the Renters’ Bill

 

The Renters’ Rights Act 2025 is the most significant overhaul of private rented sector law in England in a generation. After years of debate and a previous government bill that never made it onto the statute book, this legislation received Royal Assent on 27 October 2025.

The Act replaces the earlier Renters (Reform) Bill introduced by the previous Conservative government. It goes further in several key areas, offering stronger protections for tenants while providing landlords with clearer, more structured grounds for possession.

With 1 May 2026 now confirmed as the main implementation date, both landlords and tenants across England need to understand exactly what is changing, when, and what they should be doing now to prepare.

Who Does the Renters’ Rights Act 2025 Apply To?

The Act applies to most private rented tenancies in England. However, certain tenancy types are exempt, including:

• Company lets
• High-value tenancies with an annual rent exceeding £100,000
• Lettings for more than 21 years
• Service occupancies
• Some student and agricultural tenancies

The Act does not apply to Scotland or Wales, which have their own separate housing legislation.

Current Status: Has the Renters’ Rights Act Passed?

Yes. The Renters’ Rights Act 2025 became law when it received Royal Assent on 27 October 2025. On 14 November 2025, the government published its official implementation roadmap, setting out a phased timeline for the reforms to come into effect.

However, while the Act is now law, not all of its provisions are yet in force. The majority of the substantive changes require further secondary legislation (statutory instruments) to formally ‘switch on’ each provision. The government has confirmed at least 12 different sets of regulations will be needed.

Until 1 May 2026, existing tenancy rules largely continue to apply — but that date is approaching fast.

When Does the Renters’ Rights Act Come Into Force? The Three-Phase Rollout

The government has confirmed a structured three-phase implementation plan. Here is the full timeline:

Phase	Date	Key Changes
Phase 1	1 May 2026	Section 21 abolished; ASTs replaced by periodic tenancies; rent increases limited to once per year; bidding wars banned; anti-discrimination rules; pet rights; advance rent capped at one month
Phase 2 – Stage 1	Late 2026	Mandatory PRS Landlord Database regional rollout begins; landlords must register and pay annual fee
Phase 2 – Stage 2	2028 (expected)	PRS Landlord Ombudsman becomes mandatory for all private landlords
Phase 3	2030 onwards	EPC rating of C required for all rented homes; Decent Homes Standard introduced; Awaab’s Law extended to private rented sector (DHS expected 2035)

Note: Phase 3 dates for the Decent Homes Standard and Awaab’s Law are subject to consultation and may be revised.

Phase 1: What Changes on 1 May 2026?

1 May 2026 is the ‘big bang’ date. All existing and new private rented tenancies in England come under the new rules simultaneously on this date. Here is a full breakdown of what changes.

1. End of Section 21 ‘No-Fault’ Evictions

One of the most significant changes is the abolition of Section 21 of the Housing Act 1988. From 1 May 2026, landlords will no longer be able to serve a Section 21 notice to end a tenancy without providing a specific legal reason.

Important: The last valid date and time to serve a Section 21 notice is before 4:30pm on 30 April 2026. Any Section 21 notice served before this deadline remains valid until it expires or the tenant vacates.

After 1 May 2026, landlords must rely entirely on Section 8 possession grounds to recover a property. These grounds have been substantially reformed and extended under the Act.

2. End of Fixed-Term Assured Shorthold Tenancies (ASTs)

Assured shorthold tenancies (ASTs) — the standard private tenancy contract used for decades — are abolished. From 1 May 2026, all private tenancies become assured periodic tenancies, running on a rolling month-to-month (or week-to-week) basis with no predetermined end date.

Existing ASTs automatically convert to the new periodic tenancy system on 1 May 2026. Landlords do not need to issue new tenancy agreements for existing tenancies. However, landlords must provide tenants with a copy of the government-published ‘Information Sheet’ on or before 31 May 2026. This document explains the changes made by the Act to tenants.

For new tenancies signed from 1 May 2026, landlords must provide a written statement of terms before the tenancy begins.

Tenants can end their tenancy at any time by giving two months’ notice (or less if the tenancy agreement provides for a shorter notice period). Landlords can only end a tenancy by serving a valid Section 8 notice based on one of the statutory possession grounds.

3. Reformed Section 8 Possession Grounds

Because Section 21 is abolished, Section 8 becomes the only route for landlords to regain possession. The Act has more than doubled the number of possession grounds available under Section 8, and adjusted time limits and preconditions for many existing ones.

Grounds remain either mandatory (the court must grant possession if the ground is made out) or discretionary (the court weighs up the circumstances). Some key examples include:

• Ground 1A – Landlord intends to sell the property (cannot be used in the first 12 months of a tenancy)
• Ground 1 – Landlord or close family member intends to move into the property
• Serious rent arrears – mandatory ground
• Anti-social behaviour – discretionary ground

Court proceedings are required if tenants refuse to leave upon expiry of a valid Section 8 notice. Given court backlogs, landlords should factor in potential delays when planning possession claims. Notice periods under Section 8 vary by ground but are commonly four months.

4. Rent Increases Limited to Once Per Year

From 1 May 2026, landlords may only increase rent once every 12 months. Landlords must follow the revised Section 13 procedure, giving tenants at least two months’ written notice of any proposed rent increase.

Any contractual rent increase clauses written into a tenancy agreement — for example, fixed annual percentage rises — are rendered void under the Act.

Tenants retain the right to challenge any rent increase they believe exceeds the current market rate by making an application to the First-tier Tribunal (FTT). The FTT uses market comparables to assess whether the increase is fair and can set a new rent based on the evidence. Crucially, the tribunal cannot award a rent above that stated in the landlord’s original notice.

5. Bidding Wars Banned

From 1 May 2026, it will be illegal for landlords or letting agents to invite, encourage, or accept offers above the advertised asking rent. Rental bidding wars — which have become common in high-demand areas — are prohibited under the Act.

Landlords must advertise a fixed asking rent. No tenant can be asked or pressured to pay more.

6. Advance Rent Capped at One Month

Landlords may no longer require, encourage, or accept upfront rent payments of more than one month’s rent before or during a tenancy. For weekly tenancies, the cap is 28 days.

For new tenancies from 1 May 2026, there is an absolute prohibition on accepting or inviting rent payments before the tenancy agreement is signed. After signing, landlords can require one month’s rent in advance.

This reform ends the common practice of asking tenants to pay several months’ rent upfront, which created significant financial barriers for many prospective renters, particularly those without a UK-based guarantor.

7. Anti-Discrimination Rules: No More ‘No DSS’ or ‘No Children’ Policies

From 1 May 2026, landlords and letting agents will be prohibited from refusing rental applications solely on the grounds that a tenant has children or receives benefits (including Universal Credit, Housing Benefit, and other welfare payments).

This ban covers indirect discrimination as well as direct refusals. Examples of prohibited behaviour include:

• Advertising a property as ‘No DSS’ or ‘benefits claimants not considered’
• Withholding information about a property from someone who receives benefits
• Refusing to allow someone to view a property because they have children
• Declining to enter a tenancy agreement based on benefit status or family composition

Landlords must assess applicants on their individual personal and financial circumstances rather than applying blanket exclusionary policies.

8. Right to Request a Pet

Tenants will have a legal right to request permission to keep a pet in their rented property. Blanket bans on pets in tenancy agreements will no longer be permitted from 1 May 2026.

Landlords have 28 days to consider a tenant’s written pet request and must provide a valid, written reason if they refuse. Landlords can require tenants to take out pet damage insurance as a condition of approval.

9. Local Authority Enforcement Powers

New investigatory powers giving local councils a stronger ability to inspect properties, demand documents, and access third-party data to identify and act against rogue landlords came into effect on 27 December 2025. These powers are already active ahead of the main 1 May 2026 commencement date.

Civil Penalties and Fines

Non-compliance with the Renters’ Rights Act 2025 carries significant financial consequences. Civil penalties for breaches begin at £7,000 and can reach £40,000 for serious or repeated violations. Criminal sanctions are also possible where fraudulent information has been provided.

Specific examples include:

• Failing to provide the government Information Sheet to existing tenants by 31 May 2026: civil penalty of up to £7,000
• Serving an unlawful Section 21 notice after 1 May 2026: enforcement action by the local authority
• Inviting rent payments above the advertised asking price: financial penalty
• Refusing a pet request without a valid reason: potential tribunal claim

Phase 2: Mandatory Landlord Database and Ombudsman (From Late 2026)

Mandatory Private Rented Sector Landlord Database

From late 2026, the government will begin a regional rollout of a mandatory national landlord database. All private landlords in England will be required to register themselves and each property they let. Registration will be mandatory for seeking possession.

As a minimum, landlords will need to provide:

• Full contact details (including all joint landlords)
• Property address, type, and number of bedrooms
• Number of households and residents
• Confirmation of occupancy and furnished status
• Energy Performance Certificate (EPC) details
• Details of any relevant licences

Signing up will be mandatory and landlords will be required to pay an annual fee, the amount of which will be confirmed closer to launch. The database will be publicly accessible to tenants.

Private Rented Sector Landlord Ombudsman

A new Private Rented Sector Landlord Ombudsman will be established to provide a free, impartial dispute resolution service for tenants, handling complaints against landlords without the need for costly court proceedings.

All private landlords will be required to join the scheme. The scheme administrator will be selected 12 to 18 months before implementation. Mandatory membership for landlords is expected in 2028.

Phase 3: Raising Standards (2030 and Beyond)

EPC Minimum Standard

All domestic privately rented properties in England and Wales are expected to achieve a minimum EPC rating of C by 2030, unless a valid exemption applies. Landlords with older or less energy-efficient properties should begin assessing their portfolios now.

Decent Homes Standard

A new Decent Homes Standard (DHS) will be introduced to the private rented sector for the first time. This will set a minimum standard of housing quality that all PRS properties must meet, and will give local councils enforcement powers against non-compliant landlords. Following government consultation, the DHS is proposed to come into force in either 2035 or 2037.

Awaab’s Law Extended to the Private Rented Sector

Awaab’s Law — which currently applies to social housing and requires landlords to address serious hazards such as damp and mould within legally enforceable timeframes — will be extended to the private rented sector. A government consultation on the details and implementation timeline will be launched. The law is named after Awaab Ishak, a two-year-old boy who died in 2020 following prolonged exposure to mould in a social housing flat.

What Landlords Should Do Right Now (Before 1 May 2026)

• Review all existing tenancy agreements and identify any clauses that rely on Section 21 or a fixed-term end date
• Remove Section 21 and fixed-term provisions from all tenancy agreement templates
• If you intend to serve a Section 21 notice, do so before 4:30pm on 30 April 2026
• Familiarise yourself with the new and updated Section 8 possession grounds
• Prepare for the government Information Sheet: you must provide it to all existing tenants by 31 May 2026
• Review your rent review clauses — any contractual rent increase provisions are now void
• Stop advertising with ‘No DSS’ or ‘No children’ criteria immediately
• Prepare a process for handling written pet requests within the 28-day window
• Start compiling property and compliance records ahead of the mandatory landlord database rollout from late 2026
• If you manage Purpose-Built Student Accommodation (PBSA), ensure membership of a recognised management code of practice (UNIPOL or ANUK) to benefit from the available exemption

What Does the Renters’ Rights Act Mean for Tenants?

For renters, the Act represents a major shift in security and rights within the private rented sector. Here is a summary of the key benefits:

• You cannot be evicted without a valid legal reason — no-fault evictions are gone from 1 May 2026
• Your tenancy rolls on indefinitely; you cannot be forced out at the end of a fixed term
• You can leave at any time by giving two months’ notice
• You can challenge a rent increase you believe is above the market rate at the First-tier Tribunal
• You cannot be made to pay more than one month’s rent upfront
• You cannot be refused a tenancy because you have children or receive benefits
• You have the right to request a pet, and your landlord must give a valid reason if they refuse
• You will be able to use the future Landlord Ombudsman to resolve complaints without going to court

How Does the Renters’ Rights Act Affect Short-Term and Holiday Lets?

The Renters’ Rights Act 2025 applies specifically to assured tenancies in the private rented sector. Short-term lets, holiday lets, and serviced apartments that operate outside of an assured tenancy framework are generally not affected by the Act’s core tenancy reforms.

However, landlords and property managers operating across both short-term and long-term rental markets should be aware that the Act may influence overall supply in the private rented sector, as some landlords choose to exit or switch to short-term models in response to the new rules.

Conclusion

The Renters’ Rights Act 2025 is not a distant reform — it is happening now. With the main provisions coming into force on 1 May 2026, landlords across England have a narrow window to review their tenancy agreements, update their processes, and get compliant before the biggest shake-up to rental law in decades takes effect.

The abolition of Section 21, the end of fixed-term assured shorthold tenancies, new rules on rent increases, pet requests, anti-discrimination, and advance rent payments all land simultaneously. There is no phased grace period for landlords to ease into the changes — every existing tenancy converts on the same day.

For tenants, the Act delivers long-overdue security. Renters who have spent years uncertain about whether their landlord might issue a no-fault eviction notice can, from May 2026, treat their rental property as a genuine long-term home.

The reforms do not stop at Phase 1. The mandatory landlord database rolling out from late 2026, the forthcoming Private Rented Sector Ombudsman, and the future Decent Homes Standard mean that compliance obligations will continue to grow over the coming years. Landlords who prepare early — rather than reacting at each deadline — will be in a far stronger position.

At JF Property Partners, we work with landlords across the UK to navigate exactly these kinds of changes. Whether you are reviewing your current portfolio, considering a managed letting solution, or exploring short-term rental options that offer greater flexibility under the new legislation, our team is here to help.

Reach us at info@jfpropertypartners.com or +44 7457 427143.

Visit our website for more information or use our contact page to get started.

Frequently Asked Questions

Has the Renters’ Rights Act 2025 passed? 

Yes. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and is now law. The main provisions come into force on 1 May 2026.

When does the Renters’ Rights Act come into force? 

The core tenancy reforms take effect on 1 May 2026. This includes the abolition of Section 21, the end of fixed-term ASTs, new rent increase rules, and the ban on bidding wars. A landlord database will roll out from late 2026, and mandatory Ombudsman membership is expected by 2028.

Does the Renters’ Rights Act affect existing tenancies? 

Yes. All existing assured shorthold tenancies automatically convert to the new assured periodic tenancy system on 1 May 2026. Landlords do not need to issue new agreements but must provide tenants with the government’s Information Sheet by 31 May 2026.

Can landlords still evict tenants after 1 May 2026? 

Yes, but only using Section 8 possession grounds, which require a valid legal reason. Section 21 no-fault evictions are abolished. Court proceedings are required if tenants do not leave voluntarily following a Section 8 notice.

What is the PRS Landlord Database? 

A mandatory national register of all private landlords and rental properties in England, rolling out regionally from late 2026. Landlords must register themselves and each property they let, and pay an annual fee. Registration will be required in order to seek possession.

What is the Private Rented Sector Landlord Ombudsman? 

A free, impartial dispute resolution service for tenants to resolve complaints against landlords without going to court. All private landlords will be required to join. Mandatory membership is expected by 2028.

Does the Renters’ Rights Act apply in Scotland or Wales? 

No. The Renters’ Rights Act 2025 applies to England only. Scotland and Wales have their own separate housing legislation and tenancy frameworks.

What is the difference between the Renters’ Rights Act and the Renters (Reform) Bill? 

The Renters (Reform) Bill was introduced by the previous Conservative government but did not pass before Parliament was dissolved ahead of the 2024 general election. The Renters’ Rights Act 2025 was introduced by the Labour government and goes further in several areas, including the simultaneous conversion of all existing tenancies on a single commencement date.