Renters’ Rights Act 2025 UK — New Rules for Landlords and Tenants from May 2026

Updated: May 2026 • Based on UK Law

This guide covers Section 21 abolition, new possession grounds, rent increase rules, landlord deadlines, and the full 3-phase implementation timeline from May 2026.

Not sure where to start? Use our free Landlord Compliance Checklist 2026 — a live interactive dashboard with countdown timer, deadline alerts, penalty warnings, and tick-off progress tracking. Covers every obligation under the Renters’ Rights Act, in the order you need to do them.

What Is the Renters’ Rights Bill 2025 in the UK?

The Renters’ Rights Bill became the Renters’ Rights Act 2025 when it received Royal Assent on 27 October 2025. It was introduced to Parliament on 11 September 2024 as part of the Labour Government’s manifesto commitment to reform private renting. It builds on the earlier Renters (Reform) Bill from 2023, which fell when Parliament was dissolved before the July 2024 general election.

The Act applies to England only. Scotland already introduced similar reforms in 2017 with Private Residential Tenancies. Wales and Northern Ireland have separate housing legislation.

The Renters’ Rights Act received Royal Assent on 27 October 2025. But becoming law and actually applying are two different things.

Most provisions don’t kick in until 1 May 2026 — and some won’t arrive until 2028 or even 2035.

This guide cuts through the noise. What’s actually going. What’s staying. What’s changing. And what landlords and tenants need to do before the deadline.

What Are the New Property Laws in the UK 2025?

The main new property law is the Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025. It’s the biggest reform to private renting in England since the Housing Act 1988. Phase 1 takes effect on 1 May 2026 — abolishing Section 21 evictions, ending fixed-term tenancies, and introducing new protections for tenants. This guide covers every change in detail.

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The 3-Phase Timeline — When Everything Happens

The Government is rolling out the Renters’ Rights Act in three phases. Here’s what lands when.

Phase 1 — 1 May 2026 (The Big One)

What Are the New Rules for Landlords in 2025 in the UK?

The Renters’ Rights Act 2025 was passed in October 2025, but the rules don’t apply until 1 May 2026. From that date, every private landlord in England faces these changes:

• Section 21 ‘no-fault’ evictions abolished — landlords can no longer evict without a valid reason
• All ASTs become Assured Periodic Tenancies — fixed-term tenancies end overnight, every tenancy rolls month-to-month
• New and reformed Section 8 possession grounds — 37 grounds replace the current 17
• Rent increases limited to once per year — via Section 13 notice only, tenants can challenge above-market increases
• Rental bidding banned — landlords cannot ask for or accept rent above the advertised price
• Discrimination protections — blanket bans on tenants with children or receiving benefits become illegal
• Right to request pets — landlords cannot unreasonably refuse
• Written statement of terms — must be provided to tenants before the tenancy starts
• Government information sheet — landlords must send this to all existing tenants by 31 May 2026

Phase 2 — Late 2026 to 2028

• PRS Database launches (late 2026) — all private landlords must register themselves and every property, with an annual fee
• Private Landlord Ombudsman (mandatory by 2028) — tenants get a free complaints route without needing court
• Social housing tenancy reforms — the Act extends to the social rented sector during this phase

Phase 3 — 2030 and Beyond

• Decent Homes Standard applied to private rentals (2035 or 2037) — all private rented homes must meet minimum quality standards
• Awaab’s Law extended to private sector — strict timescales for landlords to fix damp, mould and serious hazards
• EPC C requirement by 2030 — all domestic private rentals must meet minimum energy efficiency standards

With this much change landing in a short window, many landlords are asking whether it’s worth updating tenancy agreements now or waiting until the new rules take effect. The answer is straightforward — if you use a template that includes free lifetime updates, you’re covered either way. Updated versions appear in your My Templates dashboard automatically, free of charge.

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What’s Going — Abolished from 1 May 2026

These are the things that disappear completely on 1 May 2026.

Section 21 ‘No-Fault’ Evictions — Gone

The single biggest change. Since the Housing Act 1988, landlords have been able to evict tenants by simply giving two months’ notice — no reason needed.

From 1 May 2026, that ends. Every eviction must now go through Section 8 with a valid legal reason backed by evidence.

This affects approximately 11 million private renters in England.

Assured Shorthold Tenancies (ASTs) — Gone

The standard 6-month or 12-month fixed-term tenancy agreement that most private renters currently sign? Abolished.

Every existing AST automatically converts to an Assured Periodic Tenancy at midnight on 1 May 2026. No paperwork needed. No new contract required.

All new tenancies created after 1 May 2026 will be periodic from day one — rolling month-to-month with no end date.

Fixed-Term Tenancies — Gone

No more 6-month minimums. No more 12-month lock-ins. Tenants can give 2 months’ notice and leave at any time — even the day after moving in.

Landlords cannot require tenants to stay for a minimum period.

Rental Bidding — Gone

Landlords and agents must advertise a specific rent figure. They cannot ask for, encourage, or accept offers above that price.

Even if a tenant volunteers to pay more — the landlord cannot accept it. Breach carries a penalty starting at £4,000.

Blanket Bans on Tenant Groups — Gone

Landlords can no longer refuse viewings or reject applications solely because a tenant receives benefits or has children.

Individual assessments based on genuine suitability are still allowed — but blanket “no DSS” or “no children” policies are now explicitly illegal.

The ‘How to Rent’ Guide — Going

The current requirement for landlords to provide the Government’s ‘How to Rent’ booklet will be withdrawn on 1 May 2026.

It’s being replaced by a new Government information sheet that landlords must give to all existing tenants by 31 May 2026.

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What’s Staying — Unchanged After 1 May 2026

Not everything changes. These core rules remain exactly as they are now.

Section 8 Possession — Staying (But Expanded)

Landlords can still evict tenants. The mechanism is still Section 8 of the Housing Act 1988 — the grounds-based route that requires a legal reason.

What changes is the number of grounds (17 → 37) and some notice periods. The process itself — serve notice, prove the ground, go to court — stays the same.

Tenancy Deposits — Staying

Deposits still need to be protected in a Government-approved scheme within 30 days. The 5-week cap on deposits remains.

New rule: the court cannot grant possession (except for serious antisocial behaviour under Grounds 7A and 14) unless the deposit is properly protected.

Right to Rent Checks — Staying

Landlords must still verify that tenants have the legal right to rent property in England. No change.

Safety Certificates — Staying

Gas Safety Certificates (annual), Electrical Installation Condition Reports (EICR, every 5 years), EPC ratings, smoke and carbon monoxide alarms — all remain mandatory.

Market Rent — Staying

There is no rent cap. This is one of the most misunderstood parts of the Act.

Landlords can still charge market rent. The only change is the process — rent increases must use Section 13 notices, happen once per year maximum, and tenants can challenge increases they believe are above market rate at the First-tier Tribunal.

The Tribunal can only reduce rent to market rate — not below it.

Guarantors — Staying

Landlords can still require guarantors. Nothing in the Act prevents this.

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What’s Changing — Amended Rules from 1 May 2026

What Are the Key Changes in the Renters’ Rights Bill?

The key changes fall into three categories: things that are being modified (covered in this section), things being abolished entirely (Section 21, ASTs, fixed terms — covered above), and things that are completely new (PRS Database, Ombudsman — covered below). Here are the rules that stay but work differently from 1 May 2026.

Section 8 Grounds — Expanded from 17 to 37

With Section 21 gone, Section 8 becomes the only route to possession. To compensate, the Government has more than doubled the available grounds.

Key grounds landlords need to know:

• Ground 1 (Mandatory) — Landlord or family moving in: Landlord or close family members want to live in the property as their only or principal home. Cannot be used in first 12 months. 4 months’ notice required. 12-month re-letting restriction after possession
• Ground 1A (Mandatory) — Sale of property: Landlord intends to sell. Cannot be used in first 12 months. 4 months’ notice. 16-month total restriction on re-letting (4 months’ notice + 12 months after)
• Ground 6 (Mandatory) — Major redevelopment: Landlord needs to demolish or substantially redevelop the property. 4 months’ notice
• Ground 8 (Mandatory) — Serious rent arrears: Now requires 3 months’ arrears (previously 2 months) at both the notice date and the hearing date. Notice period increased from 2 weeks to 4 weeks
• Ground 14 (Discretionary) — Antisocial behaviour: Behaviour must be “likely to cause” nuisance or annoyance. Immediate notice for serious cases under Ground 7A
• Ground 4A (Mandatory) — Student HMOs: New ground allowing HMO landlords to recover possession from full-time students between June and September each year. 4 months’ notice

Notice Periods — Changed

Most key grounds now require 4 months’ notice — significantly longer than before.

• Grounds 1, 1A, 6 (moving in, selling, redeveloping): 4 months’ notice
• Ground 8 (serious rent arrears): 4 weeks’ notice (was 2 weeks)
• Grounds 7A, 14 (serious antisocial behaviour): Immediate — no notice period
• Most other grounds: 4 weeks’ notice

Rent Increases — Changed

With fixed-term tenancies gone, landlords can no longer increase rent by simply issuing a new tenancy agreement at a higher rate.

All rent increases must now follow the Section 13 process:

• Maximum one increase per year
• Must serve a Section 13 notice (prescribed form)
• Minimum 2 months’ notice before the increase takes effect
• Tenant can challenge at the First-tier Tribunal if they believe the increase is above market rate
• Tribunal determines market rent — can reduce the increase but cannot set rent below market rate

Rent review clauses in existing tenancy agreements are effectively overridden — Section 13 is now the only valid mechanism.

The 12-Month Protected Period — New Rule

Tenants now have a 12-month “protected period” at the start of every new tenancy.

During this period, landlords cannot use Ground 1 (moving in) or Ground 1A (selling) to seek possession. This prevents landlords from letting a property and immediately seeking to evict.

Other grounds — such as rent arrears, antisocial behaviour, or redevelopment — can still be used from day one.

Penalties — Increased

• First breach: civil penalty up to £7,000
• Repeat or serious breach: up to £40,000 or criminal prosecution
• Rent Repayment Orders: tenants can claim up to 2 years’ rent (was 12 months) for certain offences

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What’s Completely New

These didn’t exist before the Renters’ Rights Act.

Private Rented Sector Database (Phase 2 — Late 2026)

Every private landlord in England must register themselves and each property on a new Government database. Registration will require an annual fee.

Critical: Registration on the PRS Database will become a pre-requisite for using most Section 8 possession grounds. Unregistered landlords may not be able to evict tenants.

Private Landlord Ombudsman (Phase 2 — Mandatory by 2028)

A new independent complaints service where tenants can challenge landlords without going to court.

All private landlords must join the Ombudsman scheme. Failure to join will carry penalties and affect the ability to seek possession.

Right to Request Pets (Phase 1 — 1 May 2026)

Tenants can formally request permission to keep a pet. Landlords cannot unreasonably refuse.

“Unreasonably” is key — landlords can still refuse where there are genuine reasons (such as a flat above a shop with no garden, or lease restrictions). But a blanket “no pets” policy is no longer enforceable.

Written Statement of Terms (Phase 1 — 1 May 2026)

From 1 May 2026, landlords must provide new tenants with a written statement of key terms before the tenancy agreement is signed. This can be a standalone document or included within the tenancy agreement — but it must be provided before the tenant commits.

For existing tenants with a written tenancy agreement already in place, landlords must provide the official Government Information Sheet by 31 May 2026. For existing tenants on oral agreements with no written contract, the full written statement of terms must be provided by 31 May 2026.

Failure to comply can result in a civil penalty of up to £7,000.

The written statement can be included within a tenancy agreement, but it must contain all the prescribed information set out in the regulations. Most existing tenancy agreements won’t cover everything required — now is the time to update yours before the penalties apply.

Government Information Sheet (Phase 1 — By 31 May 2026)

Landlords must send every existing tenant a Government-produced information sheet explaining their new rights under the Act.

The Government published the official Information Sheet in March 2026. Landlords must send it to all existing tenants by 31 May 2026. Failure to comply carries a civil penalty of up to £7,000.

Decent Homes Standard for Private Rentals (Phase 3 — 2035/2037)

For the first time, private rented homes will need to meet a minimum quality standard — currently only required in social housing.

The Government consulted on implementation between July and September 2025 and proposed a deadline of 2035 or 2037.

Awaab’s Law Extended to Private Sector (Phase 3)

Named after Awaab Ishak, the two-year-old who died from mould exposure in social housing. Already applies to social landlords. Will be extended to private landlords with strict timescales:

• Investigate emergencies within 24 hours
• Investigate other hazards within 10 working days
• Provide findings within 3 working days
• Complete safety work within 5 days, supplementary works within 12 weeks

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Landlord Action Checklist — What Landlords Still Need To Do

Concrete steps every private landlord in England should take before the deadline.

Before 30 April 2026

• Decide on any planned possessions now — if you intend to sell, move in, or redevelop a property, consider serving Section 21 before 30 April 2026 while it’s still available
• Review all existing tenancy agreements — remove or update fixed-term provisions that become unenforceable on 1 May 2026. If your tenancy agreement template includes free lifetime updates, updated versions will appear in your My Templates dashboard automatically
• Check deposit compliance — deposits must be properly protected or courts cannot grant possession (except Grounds 7A/14)
• Gather compliance documents — gas safety certificates, EICRs, EPCs, deposit protection certificates. You’ll need these for the PRS Database when it launches
• Prepare rent increase evidence — gather comparable market evidence in case tenants challenge Section 13 increases at the Tribunal
• Update advertising practices — ensure all property listings show a specific rent figure with no “offers over” language

By 31 May 2026

• Send the Government Information Sheet to all existing tenants by 31 May 2026 — get the delivery receipt template here
• Provide written statements of terms to any tenants on verbal agreements by 31 May 2026 — build your Written Statement here
• HMO landlords with student tenants — serve written notice of intention to rely on Ground 4A within one month of the Act commencing

Ongoing from 1 May 2026

• Use Section 13 for all rent increases — no other mechanism is valid
• Respond to pet requests in writing — with reasons if refusing
• Prepare for PRS Database registration when it launches (late 2026)
• Plan for Ombudsman membership (mandatory by 2028)

The administrative burden on landlords is increasing significantly. If you manage your own properties, having the right documentation in place before 1 May 2026 matters. Our Landlord Document Bundle covers tenancy agreements, late rent letter packs, evidence bundles, written statements of terms, deposit protection letters and more — all with free lifetime updates. No subscriptions. Build each document first and only pay when you’re happy with it.

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What Tenants Need to Know

What Will the Renters’ Rights Bill Mean for Tenants?

In short — more security, more protection, and more say over your home. Here’s what changes for you from 1 May 2026.

You Can’t Be Evicted Without a Valid Reason

Your landlord must prove a legal ground under Section 8 — such as selling the property, moving in, rent arrears, or antisocial behaviour. “I want the property back” is no longer enough.

Your Tenancy Has No End Date

Your AST automatically becomes a rolling periodic tenancy. You can stay as long as you want — or leave with 2 months’ notice at any time.

Rent Can Only Go Up Once a Year

Your landlord must serve a Section 13 notice with at least 2 months’ warning. If you think the increase is above market rate, you can challenge it at the First-tier Tribunal — and the Tribunal cannot increase your rent above what the landlord proposed.

You Can Request a Pet

Make the request in writing. Your landlord must respond and cannot unreasonably refuse.

You’re Protected from Discrimination

Landlords cannot reject you solely because you receive benefits or have children.

You’ll Get an Ombudsman

From 2028, a free independent service to resolve complaints against your landlord — without needing to go to court.

What Not to Say to Your Landlord

This is less about specific phrases and more about protecting your legal position. As a general rule:

• Don’t agree to leave verbally — if your landlord asks you to move out, ask for it in writing. From 1 May 2026, they must serve a valid Section 8 notice with a legal ground
• Don’t admit to breaching your tenancy agreement in writing or text messages — these can be used as evidence in possession proceedings
• Don’t agree to rent increases informally — from 1 May 2026, all rent increases must follow the Section 13 notice process. A verbal agreement to pay more doesn’t count
• Don’t say “I’ll just leave” when frustrated — you must still give proper notice (2 months under the new rules) or you remain liable for rent
• Don’t ignore formal notices — if you receive a Section 8 notice, respond in writing and seek advice. Ignoring it doesn’t make it go away

The best protection is having everything in writing. Keep copies of all correspondence, notices, and agreements. If you’re unsure about your rights, the new Private Landlord Ombudsman (from 2028) will offer free dispute resolution — but until then, Citizens Advice and Shelter provide free housing guidance.

What Are the Rights of a Tenant After 5 Years in the UK?

Under current law, length of tenancy doesn’t automatically grant extra legal rights. A tenant who has lived in a property for 5 years has the same statutory protections as one who moved in last month.

From 1 May 2026 under the Renters’ Rights Act, all tenants benefit from enhanced security regardless of tenancy length. The 12-month protected period (where landlords cannot use “selling” or “moving in” grounds) applies from the start of each new tenancy — but long-term tenants already past that threshold have full protection from day one of the new rules.

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Common Myths About the Renters’ Rights Act — Debunked

There is a huge amount of misinformation about this Act. Here’s what’s actually true.

“Rent increases are capped at inflation” — FALSE. There is no rent cap. Landlords can increase to market rate. Tenants can only challenge increases that are above market rate.

“Landlords can’t evict tenants anymore” — FALSE. Landlords can still evict using 37 Section 8 grounds — including selling, moving in, redevelopment, rent arrears, and antisocial behaviour.

“Pet insurance is mandatory” — FALSE. This provision was removed during the Act’s passage through the House of Lords in October 2025.

“Landlords can’t ask for guarantors” — FALSE. Guarantors are still allowed. Nothing in the Act prevents this.

“Section 21 was abolished when the Act became law” — FALSE. The Act received Royal Assent on 27 October 2025, but Section 21 isn’t abolished until 1 May 2026.

“Landlords must use letting agents” — FALSE. No such requirement exists in the Act.

“Rent controls have been introduced” — FALSE. Market rent still applies. The Tribunal can reduce an increase to market rate — it cannot set rent below market rate.

“Existing tenancy agreements need to be replaced” — FALSE. Existing written agreements remain valid. Landlords don’t need to issue new contracts. They just need to send the Government information sheet by 31 May 2026. That said, for any new tenancy created after 1 May 2026, you’ll want a template that reflects the new periodic tenancy structure from day one.

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Frequently Asked Questions: Renters’ Rights Act 2026 Changes

When does the Renters’ Rights Act take effect?

Phase 1 takes effect on 1 May 2026. This includes Section 21 abolition, the end of ASTs, new possession grounds, rent increase rules, and tenant protections. Phase 2 (PRS Database and Ombudsman) follows from late 2026. Phase 3 (Decent Homes Standard) is expected between 2035 and 2037.

Do I need to sign a new tenancy agreement?

No. Your existing tenancy agreement remains valid. It automatically converts to an Assured Periodic Tenancy on 1 May 2026. No new paperwork is needed for the conversion itself. However, landlords may want to update their tenancy agreement template for future lettings to reflect the new rules — particularly the removal of fixed-term provisions and the new written statement requirements.

Can my landlord still evict me after 1 May 2026?

Yes. Landlords can use any of the 37 Section 8 grounds for possession — including selling the property (Ground 1A), moving in (Ground 1), serious rent arrears (Ground 8), or antisocial behaviour (Ground 14). They must provide evidence and follow the correct notice periods.

Is there a rent cap?

No. There is no rent cap. Landlords can charge market rent. Rent increases must use Section 13 notices, are limited to once per year, and tenants can challenge above-market increases at the First-tier Tribunal. The Tribunal cannot set rent below market rate.

What happens to my fixed-term tenancy on 1 May 2026?

It ends immediately. At midnight on 1 May 2026, every fixed-term AST in England automatically converts to a rolling Assured Periodic Tenancy. You can then give 2 months’ notice to leave at any time, or stay indefinitely.

Can I still serve a Section 21 notice?

Only before 4:30pm on 30 April 2026. Any Section 21 notice served before 1 May 2026 remains valid only if you issue court proceedings within 3 months (by 31 July 2026). After that date, Section 21 is permanently unavailable.

What is the PRS Database?

A new Government-run register where all private landlords must list themselves and every rental property. It launches in late 2026 with an annual fee. Registration will become a pre-requisite for using most Section 8 possession grounds.

Does the Act apply in Scotland, Wales or Northern Ireland?

No. The Renters’ Rights Act 2025 applies to England only. Scotland already has its own equivalent system (Private Residential Tenancies since 2017). Wales and Northern Ireland have separate housing legislation.

Can my landlord refuse my request for a pet?

Only with a reasonable reason — such as lease restrictions on the building, property size, or genuine concerns about damage. A blanket “no pets” policy in the tenancy agreement is no longer enforceable. Make your request in writing and the landlord must respond.

What penalties do landlords face for non-compliance?

Civil penalties range from up to £7,000 for first breaches to £40,000 for serious or repeated offences. Criminal prosecution is possible in the worst cases. Tenants can also pursue Rent Repayment Orders claiming up to 2 years’ rent through the First-tier Tribunal.

What is the Tenant Protection Act of 2025?

There is no UK law called the “Tenant Protection Act 2025.” This is a common search confusion. The correct name is the Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025 and takes effect from 1 May 2026. It abolishes Section 21 no-fault evictions, ends fixed-term ASTs, and introduces new tenant protections across the private rented sector in England.

What is the Landlord and Tenant Act 2025?

There is no new “Landlord and Tenant Act 2025.” The existing Landlord and Tenant Act 1985 (which covers repair obligations and service charges) remains in force. The new legislation affecting landlords and tenants in 2025/2026 is the Renters’ Rights Act 2025 — covered in full in this guide.

What is the Residential Tenancies Amendment Act 2025?

There is no UK law with this name. The “Residential Tenancies Amendment Act” is legislation in other jurisdictions (notably Australia and Ireland). In the UK, the equivalent reform is the Renters’ Rights Act 2025, which amends the Housing Act 1988 and introduces the most significant changes to residential tenancies in England since the late 1980s.

What is the Rights Act 2025?

If you’re searching for “the Rights Act 2025,” you’re almost certainly looking for the Renters’ Rights Act 2025. This is the Act that abolishes Section 21 evictions, ends fixed-term tenancies, and reforms the private rented sector in England from 1 May 2026. Full details are covered throughout this guide.

What are the new rental laws in the UK 2026?

The main new rental law taking effect in 2026 is the Renters’ Rights Act 2025, with Phase 1 starting on 1 May 2026. Key changes include: Section 21 abolition, the end of fixed-term ASTs, 37 new Section 8 possession grounds, rent increases limited to once per year, a ban on rental bidding, discrimination protections for tenants with children or on benefits, and the right to request pets. Phase 2 (PRS Database and Ombudsman) follows from late 2026.

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Summary

The Renters’ Rights Act 2025 is the biggest change to private renting in England since the Housing Act 1988 created the AST system nearly 40 years ago.

From 1 May 2026: Section 21 goes. Fixed-term tenancies go. Every private tenancy becomes a rolling periodic agreement. Landlords need valid legal grounds to evict. Tenants can leave with 2 months’ notice. Rent increases are limited to once per year. And serious penalties apply for non-compliance.

For landlords, the key is preparation. Review your tenancy agreements, understand which possession grounds apply to your properties, and get the right documentation in place now. If you use templates with free lifetime updates, you won’t need to start from scratch when the new rules take effect — updated versions appear in your My Templates dashboard automatically, free of charge.

For tenants, the key is understanding your new rights — while recognising that your responsibilities to pay rent, look after the property, and give proper notice haven’t changed.

The Act doesn’t make eviction impossible. It makes it evidence-based. And that’s a system that works better for everyone — provided both sides understand the rules.

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Why These “Free” Templates Are a Legal Risk

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One incorrect clause can weaken or invalidate the entire document.

Hidden Problem: Many “Free Template” Sites Aren’t Even UK-Based

Another major issue is that many free or auto-subscription template sites operate outside the UK and use documents originally drafted for the US legal system. These are then loosely adapted for “international use,” which creates serious problems:

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Last updated: May 2026

Disclaimer: This guide provides general UK legal information, not legal advice. Laws are current as of May 2026. The Renters’ Rights Act 2025 applies to England only. Some provisions require secondary legislation before taking effect — dates are based on the Government’s published implementation roadmap (November 2025) and are subject to change.