The introduction of the Renters’ Rights Act 2025 marks a significant shift in England’s rental landscape, with a focus on strengthening tenant protections and raising standards across the sector for millions of tenants. Having received Royal Assent in October 2025, the legislation comes into force on 1 May 2026, bringing with it a wide range of changes designed to improve standards and rebalance the relationship between landlords and tenants.
Understand how the updated rules improve protections for tenants and reshape the private rented sector.
‘No-fault’ evictions abolished
One of the most significant changes is the abolition of Section 21 ‘no-fault’ evictions. This means landlords will no longer be able to evict tenants without providing a valid reason.
Instead, possession will only be possible under Section 8, where landlords must demonstrate legitimate grounds such as selling the property, moving in themselves, or cases of serious rent arrears.
This reform provides tenants with greater stability and reassurance, reducing the risk of being asked to leave without clear justification.
Periodic tenancies = greater flexibility
Under the new legislation, all tenancies will become periodic (rolling) by default, replacing traditional fixed-term agreements.
This gives tenants increased flexibility, allowing them to end their tenancy with just two months’ notice, without being tied into long-term contracts. Whether moving for work, family, or personal reasons, tenants will be able to do so more easily and without facing early exit penalties.
Limits on rent increases
The Act introduces clearer rules around rent increases:
– Rent can only be increased once per year
– Landlords must provide at least two months’ notice
– Increases must reflect the current market rate
If tenants believe a proposed increase is excessive, they can challenge it through the First-tier Tribunal, which will independently assess whether the rent is fair. This removes the risk of rent rises being used as a form of indirect eviction.
Improved living standards and conditions
The Decent Homes Standard will apply to privately rented properties for the first time. This means properties must be:
– Safe and free from serious hazards
– Warm, well-maintained, and in good repair
– Free from issues such as damp and mould
Alongside this, Awaab’s Law introduces strict timeframes for landlords to address serious health and safety concerns. Tenants will have stronger rights to take action if landlords fail to respond promptly.
Together, these measures aim to significantly improve living conditions across the sector.
Equal rental treatment
The Act introduces stronger protections against discrimination in the rental market.
Landlords and letting agents will no longer be permitted to refuse applicants simply because they have children or receive benefits. Instead, all prospective tenants must be assessed fairly based on their individual circumstances and ability to afford the rent.
This change promotes equal access to housing and helps remove long-standing barriers faced by many renters.
Bidding wars ended
To improve transparency and fairness, landlords and agents will be prohibited from accepting offers above the advertised rent.
This means the price you see is the price you pay, helping to eliminate competitive bidding and making the rental process more predictable—especially in high-demand areas.
Pet-friendly renting
Tenants will benefit from a stronger right to request permission to keep pets.
Landlords must consider such requests reasonably and cannot refuse without a valid justification. The default expectation is that pets should be allowed unless there is a good reason not to.
Easier access to support and dispute resolution
A new Private Rented Sector Ombudsman will provide tenants with a free and independent route to raise complaints about their landlord.
The Ombudsman will have the authority to:
– Require landlords to issue apologies
– Request information
– Order remedial action
– Award compensation where appropriate
All landlords will be required to join the scheme, ensuring greater accountability and faster, more consistent resolution of disputes.
Greater transparency via landlord database
A new Private Rented Sector Database will improve transparency across the sector.
Tenants will be able to check whether a landlord is registered and compliant, as well as access key information about a property before entering into a tenancy agreement.
This will help renters make more informed decisions and enable local authorities to more effectively identify and act against unsafe or non-compliant properties.
When will these changes take effect?
The Renters’ Rights Act 2025 will come into force on 1 May 2026 with a phased implementation, outlining when specific measures will be introduced throughout the year.
Final thoughts
The Renters’ Rights Act 2025 represents a major step forward in protecting tenants and improving standards across the private rented sector. By increasing security, raising property standards, and promoting fairness, the legislation aims to create a more balanced and transparent rental market.
For tenants, this means greater confidence, improved living conditions, and more control over their housing choices. As the new system comes into force, staying informed will be key to making the most of these strengthened rights.
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