The Renters' Rights Act 2025 is the biggest change to the private rented sector in England since the Housing Act 1988. Coming into force on 1 May 2026, it abolishes Section 21 "no-fault" evictions, ends fixed-term tenancies, and introduces new rules on rent increases, property standards, and tenant rights.
If you are a landlord with residential tenants, you need to understand these changes before 1 May. There are also immediate deadlines: all landlords must provide an official information sheet to existing tenants by 31 May 2026 or face penalties.
In this article, Kevin Gilbert MRICS FNAVA, Director and Auctioneer at Clive Emson, breaks down the key changes, what they mean for landlords, and what you need to do now.
Whether you agree with the changes or not, The Renters' Rights Act, which received Royal assent on 27 October 2025, comes in to force from 1 May 2026, represents a significant development in the regulation of the private rental sector in England since the 1988 Housing Act. It introduces a range of measures designed to enhance security, fairness, and living standards for tenants.
An Assured Shorthold Tenancy (AST) is the most common type of tenancy agreement used in the private rented sector in England. It is typically a fixed-term agreement for 6 or 12 months. An Assured Periodic Tenancy (APT) is a rolling tenancy with no fixed end date, where the tenant pays rent on a periodic basis (usually monthly) and the tenancy continues until either party gives notice.
Key changes at a glance
- Section 21 is abolished. Landlords must use section 8 possession grounds (eg selling, moving in family, breach of contract). There are various mandatory grounds for possession as well as discretionary grounds.
- End of fixed term tenancies: Many ASTs are for 6 or 12 months, but this new legislation will bring an end to the fixed term and remove set end dates, and all tenancies will automatically become rolling tenancies, referred to as a 'Assured Periodic Tenancy'.
- Increased Tenant Notice: Previously, tenants were required to give 1 months' notice, but the Act increases the period of time, so a tenant can end their tenancy at any time but with two months' notice.
- Pets & Children: Tenants have the right to request pets, which cannot be unreasonably refused, and discrimination against families with children or renters on benefits is illegal.
- Rental Bidding Ban: Landlords and agents cannot encourage or accept rental bidding wars.
- Rent Increases: Rent can only be increased once per year, using only the formal Section 13 notice process.
- Property Standards: The Decent Homes Standard will apply to the private rented sector, and "Awaab's Law" will compel landlords to fix hazards within strict timelines.
- Information Sheet: Landlords must provide all tenants whose AST was created prior to 1 May a new official information sheet which must be given to tenants by 31 May 2026 to avoid penalties. If tenants do not have a written tenancy agreement or any written record of the tenant's terms, then the landlord must provide written information on or before 31 May 2026.
Definitions you need to know:
Section 8 is a provision of the Housing Act 1988 that allows landlords to seek possession of a property through the courts by proving specific grounds, such as rent arrears, antisocial behaviour, or the landlord needing to sell or move into the property. Unlike Section 21, the landlord must give a reason and the court must be satisfied the ground is met.
Section 21 was a provision of the Housing Act 1988 that allowed landlords to end an assured shorthold tenancy without giving a reason, provided the correct notice was given. It has been widely referred to as a "no-fault" eviction because the landlord did not need to prove any breach of tenancy. From 1 May 2026, this route is no longer available.
An Assured Shorthold Tenancy (AST) is the most common type of tenancy agreement used in the private rented sector in England. It is typically a fixed-term agreement for 6 or 12 months. An Assured Periodic Tenancy (APT) is a rolling tenancy with no fixed end date, where the tenant pays rent on a periodic basis (usually monthly) and the tenancy continues until either party gives notice.
What does the abolition of Section 21 mean for landlords?
What seems to be the major concern of Landlords is the abolition of Section 21 (and the so called 'no fault' eviction) although s8 has been 'beefed up' with mandatory and discretionary grounds for eviction, albeit with amended timeframes for issuing the notice.
Another major concern for landlords is the loss of the fixed term of the Assured Shorthold Tenancies, (ASTs) which has been the standard form of a rental agreement for decades and usually a fixed term of 6 months or 1 year.
It will be replaced by Assured Periodic Tenancies (APTs) as the 'new' standard agreement for the private rented sector (PRS).
For those ASTs which were created prior to 1st May 2026, they will automatically become a rolling tenancy and referred to as APTs, but the tenancy will not end because of this change and the Act does not require a landlord to change or re-issue any existing agreement, but they must provide a copy of The Renters' rights Act Information Sheet 2026 to each tenant.
With a solid plan now set in motion, landlords and tenants have 'The Act' to work with, although at least knowing is better than not knowing, and lays to rest the uncertainties of predictions before the publishing of The Act.
How will the new possession rules work?
Not all provisions of 'The Act' will commence at once, but several major reforms will begin on 1 May.
With the ending of Section 21 and the abolition of "no-fault" Section 21 evictions, all assured tenancies automatically become periodic, giving tenants security from day one.
There are updated possession rules whereby landlords will need to rely on the revised Section 8 grounds to regain possession, which include new and amended reasons with notice periods ranging from 2 weeks to 4 months, depending on the which ground the landlord is seeking possession under.
Tenants will have a 'protected period' of 12 months from the start of the tenancy during which landlords cannot evict them to 'move in' or 'sell' the property. To prevent landlords from using the s8 grounds of 'moving in and selling grounds' landlords will not be able to market or re-let the property for 12 months.
Related reading: Considerations when selling a tenanted property at auction
Can landlords increase rent under the new rules?
Landlords will only be able to increase the rent, using a s13 notice, once a year giving 2 months' notice of it taking effect.
If tenants believe the rent is above 'market rate', they will have the right to challenge the rent, and any dispute may be decided by an independent tribunal.
It will therefore be crucial for any landlord who is thinking of increasing the rent to have good, solid evidence of the local market, backed up with comparable examples.
Landlords must publish the asking rent, and it will be illegal to ask for or accept rent above the advertised rate. Any existing rent review clauses in tenancy agreements will no longer be valid.
It will also introduce Anti-discrimination measures whereby landlords will be prohibited from refusing prospective tenants because of their benefits or children.
Related reading: Is it better to rent or sell?
Can tenants keep pets under the new rules?
Tenants will have the right to be able to request permission to keep a pet. Landlords will need to consider requests and cannot unreasonably refuse, although the landlord may be able to require the tenant to obtain pet insurance.
What is the Private Rented Sector Database and Ombudsman?
There are plans to introduce a Private Rented Sector Database where landlords will be required to register. The database is intended to support compliance monitoring and enforcement, and certain possession grounds will only be available to registered landlords. It is the intention of the Act to introduce a Private Rented Sector Landlord Ombudsman, who will handle tenant complaints and provide binding resolutions.
What property standards must landlords meet?
The Act will also extend the Decent Homes Standard to the private rented sector, setting out timescales for landlords to address serious hazards.
The Decent Homes Standard is a set of minimum requirements that a property must meet to be considered fit for habitation. It covers structural condition, heating, damp, kitchen and bathroom facilities, and the general state of repair. Previously, it only applied to social housing.
Awaab's Law, named after two-year-old Awaab Ishak, who died in 2020 due to prolonged exposure to mould in social housing, requires landlords to investigate and fix reported health hazards within set timeframes.
Related reading: The conscientious landlord
What are the penalties for non-compliance?
There will be stronger enforcement powers for local authorities, including higher civil penalties, investigatory tools, and reporting requirements, "helping to ensure compliance across the sector", with tougher penalties for landlords who break the rules: Rent repayment orders will apply to superior landlords, with maximum penalties doubled and repeat offenders required to repay the full amount.
This is arguably the biggest change to the private rented sector in England for decades and Assured and Assured Shorthold Tenancies are a thing of the past. It comes into force from 1 May 2026, and with it, it brings various changes and penalties.
This is only a brief synopsis of the Renters' Rights Act. For further reading, we have provided the links to the Government website below:
Government guide to the Renters' Rights Act
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act
The Renters' Rights Act Information Sheet 2026
https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
Thinking of selling your rental property at auction? Get a free appraisal from Clive Emson Auctioneers.
Disclaimer: This article is for general information only and does not constitute financial, legal or professional advice. Landlords should seek independent legal guidance on how the Renters' Rights Act applies to their specific circumstances.
