The Renters’ Rights Act 2025 is the biggest shake-up of the private rented sector in a generation. It received Royal Assent on 27 October 2025, and the core tenancy reforms came into force on 1 May 2026. This is our complete hub for England-based landlords: a plain-English overview of every major change, with links to in-depth guides on each topic. This page is general information, not legal advice.
What changed at a glance
- Assured shorthold tenancies and fixed terms abolished — all tenancies are now open-ended assured periodic tenancies.
- Section 21 “no-fault” eviction abolished — possession only via Section 8 grounds.
- Rent increases limited to once a year via a Section 13 notice, challengeable at tribunal.
- Rent in advance capped at one month, and rental bidding banned.
- Strengthened pet rights for tenants; landlords cannot unreasonably refuse.
- Discrimination banned against tenants on benefits or with children.
- Coming next: a Landlord Ombudsman, a PRS Database, the Decent Homes Standard and Awaab’s Law.
The end of ASTs and fixed terms
The assured shorthold tenancy (AST) — the standard tenancy for over three decades — has been abolished. From 1 May 2026 every assured tenancy is a single, open-ended assured periodic tenancy that rolls from one rent period to the next, with no fixed term. Existing tenancies converted automatically. Read the full explainer: Assured Shorthold Tenancies: what replaced them.
Section 21 abolished — the new possession grounds
You can no longer serve a Section 21 “no-fault” notice. To recover possession you must use a Section 8 ground and prove it. A new 12-month protected period applies at the start of every tenancy, and longer notice periods apply to the main landlord grounds. The grounds landlords use most:
- Selling (Ground 1A) — four months’ notice, not in the first 12 months, no re-letting for 12 months after. See selling a property with a tenant.
- Moving in (Ground 1) — you or close family; four months’ notice, not in the first 12 months.
- Rent arrears (Ground 8) — at least three months’ arrears; four weeks’ notice. See managing rent arrears.
- Student HMO re-let (Ground 4A) — four months’ notice, possession between 1 June and 30 September. See renting to students and student vs professional HMOs.
Rent increases
All rent increases now follow one route: a Section 13 notice, once a year, to market rate, with at least two months’ notice. Rent review clauses are no longer valid, and tenants can challenge an above-market increase at the First-tier Tribunal — which cannot set the rent higher than you proposed. Full detail: increasing rent under the Renters’ Rights Act.
Rent in advance, fees and rental bidding
You can no longer demand large upfront payments: no rent in advance before the agreement is signed, and a maximum of one month’s rent afterwards. Rental bidding is banned — you must publish an asking rent and cannot accept offers above it. The Tenant Fees Act 2019 rules on deposits and banned fees still apply. See what fees landlords can charge in 2026.
Pets
Tenants now have a statutory right to request a pet, which you must consider on a case-by-case basis and cannot unreasonably refuse — blanket “no pets” policies are unlawful. You normally must respond in writing within 28 days. Read: can landlords refuse pets?
Discrimination ban
It is now illegal for landlords and agents to discriminate against prospective tenants because they receive benefits or have children. “No DSS” and “no children” policies are unlawful, and you must consider applicants on their individual merits.
Coming next: Ombudsman, Database, Decent Homes and Awaab’s Law
Several major reforms are being introduced after the tenancy changes, with dates to be confirmed by the government:
- Private Rented Sector Landlord Ombudsman — all private landlords will be legally required to join. Tenants can complain for free; decisions are binding. Failing to join can attract civil penalties of up to £7,000, rising to £40,000 or prosecution for repeat breaches.
- Private Rented Sector Database — landlords must register themselves and their properties. Registration will be required before you can use certain possession grounds.
- Decent Homes Standard — applied to the private rented sector for the first time.
- Awaab’s Law — strict timeframes to fix serious hazards such as damp and mould.
Implementation timeline
| Stage | What it covers | Timing |
| Royal Assent | The Act becomes law | 27 October 2025 |
| Tenancy reforms | End of ASTs and Section 21, periodic tenancies, rent rules, pets, bidding, discrimination ban | In force 1 May 2026 |
| Ombudsman & Database | Mandatory landlord registration and redress | To follow — dates TBC |
| Decent Homes & Awaab’s Law | Property standards and hazard timeframes | To follow — dates TBC |
What landlords should do now
- Underwrite every let for indefinite occupation — there are no fixed terms to plan around.
- Make sure each tenancy has a written agreement with the prescribed information, and give existing tenants the government information sheet.
- Learn the Section 8 grounds and notice periods before you ever need them.
- Plan rent rises around the annual Section 13 process.
- Update your pet, fees and advertising practices — no blanket pet bans, no bidding, no “No DSS”.
- Keep up HMO licensing, gas, electrical and deposit-protection duties — these are unchanged.
- Watch for the Ombudsman and Database launch and register promptly when required.
Frequently asked questions
When did the Renters’ Rights Act come into force?
It received Royal Assent on 27 October 2025, and the main tenancy reforms commenced on 1 May 2026. Some measures, such as the ombudsman and database, follow later.
Can I still use Section 21 or grant a fixed term?
No. Section 21 is abolished and fixed terms no longer exist for assured tenancies. All tenancies are open-ended and periodic, and possession is via Section 8 grounds.
Does the Act apply in Scotland and Wales?
The Renters’ Rights Act applies to England. Scotland and Wales have their own separate rules for the private rented sector.
Written by the Landlords Portal editorial team. This article is general information for UK landlords, not legal advice. The Renters’ Rights Act is being implemented in stages and secondary regulations continue to be published — check the current position or take professional advice before serving any notice. Sources: Guide to the Renters’ Rights Act (GOV.UK), the implementation roadmap (GOV.UK) and the Renters’ Rights Act 2025.