From 1st May 2026, the Renters’ Rights Act 2025 will take effect in England. Landlords and agents will need to prepare themselves for the changes, as the Act aims to rebalance the relationship between tenants and landlords, enhance housing security, and raise living standards. The Act replaces the previously proposed Renters (Reform) Bill, expanding its scope and impact.

The Renters’ Rights Act 2025 – What’s Changing?

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

Landlords can no longer evict tenants without providing a valid reason. This ends the practice of evictions with two months’ notice and no justification, which often led to housing insecurity and retaliatory evictions. All evictions must now be pursued under Section 8 grounds, requiring court hearings and evidence.

2. End of Fixed-Term Tenancies

All new tenancies will be periodic, typically month-to-month. Tenants can leave with two months’ notice, while landlords must rely on statutory grounds to regain possession. This change increases flexibility for tenants but reduces certainty for landlords.

3. New Grounds for Possession

Landlords can still regain possession for legitimate reasons, such as:

  • Selling the property (Ground 1A).
  • Moving in themselves.
  • Anti-social behaviour or rent arrears (now requiring three months of arrears instead of two).

4. Rent Controls and Challenges

  • Landlords must advertise a fixed rent and cannot accept bids above it.
  • Landlords can only request one months’ rent in advance.
  • Rent increases can only take place once a year and must follow a statutory notice procedure using a Section 13 notice.
  • Tenants can challenge rent hikes at a tribunal, which may delay or reduce the increase.

5. Ban on Rental Discrimination

It is now illegal to refuse tenants based on them receiving benefits or having children.

6. Right to Request Pets

Tenants can request to keep pets. Landlords must consider these requests reasonably and may require pet insurance to cover potential damage.

7. Landlord Registration and Redress Scheme

Landlords must:

  • Join a national property database
  • Register with a redress scheme. Both will involve per-property fees and aim to improve accountability.

The Renters’ Rights Act 2025 represents a landmark shift in housing policy, aiming to create a fairer, more secure rental market. While tenants gain significant protections, landlords face new responsibilities and constraints. As implementation begins in 2026, both parties must prepare for a fundamentally changed legal landscape.

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