The Renters’ Rights Act 2025 introduces wide-ranging reforms to the private rented sector in England.
From 1 May 2026, landlords must comply with fundamental changes affecting tenancy structure, possession, rent setting and regulatory compliance. Failure to adapt may expose landlords to increased enforcement action, penalties and difficulty recovering possession.
Tenancy Structure
From 1 May 2026:
- Fixed-term Assured Shorthold Tenancies (ASTs) are abolished
- All residential tenancies are assured periodic (rolling) tenancies
- Tenancies will have no fixed end date
- Tenants may leave at any time by giving two months’ notice
These reforms require landlords to review and update all standard tenancy documentation.
Possession of Property
- Section 21 (“no-fault”) evictions are abolished
- Possession may only be recovered by relying on Section 8 grounds
- The number of statutory grounds for possession increases from 17 to 37
New grounds include where the landlord:
- Intends to sell the property
- Wishes to move into the property or house a close family member
Additional changes include increased rent arrears thresholds (13 weeks for weekly rent or 3 months for monthly rent) and a requirement that any Section 21 notices served before 30 April 2026 must have court proceedings issued by 31 July 2026.
Rent Controls
- Rent increases limited to once per year with at least two months’ notice
- Automatic rent review clauses are no longer effective
- Tenants may challenge rent increases at the First-tier Tribunal
- Landlords may not require more than one month’s rent in advance
- Rental bidding is prohibited
Tenant Rights and Compliance
- Tenants may request to keep pets and refusals must be reasonable
- Discrimination against tenants on benefits or with children is unlawful
- Compliance with the Decent Homes Standard
- Mandatory compliance with Awaab’s Law for property hazards
- Compulsory landlord registration and Landlord Ombudsman membership
- Enhanced enforcement powers and penalties
Immediate Actions for Landlords
- Ensure written tenancy agreements are in place
- Serve the government-prescribed Information Sheet by 31 May 2026
- Plan for increased compliance, repair obligations and regulatory changes
This blog is for general information only and does not constitute legal advice. For tailored advice, please contact our property litigation team on 0114 218 4230 or at bls.clientservices@tayloremmet.co.uk.