Renters’ Rights Act 2025: What Changed on 1 May 2026?
A home is more than an address. For a tenant, it is safety, continuity and the quiet architecture of daily life. For a landlord, it is also property, responsibility and often years of financial commitment.
The law must hold both realities.
On 1 May 2026, the first major phase of the Renters’ Rights Act 2025 came into force in England. It changed the legal structure of most private tenancies, abolished Section 21 no-fault evictions and introduced new rules on rent increases, rental bidding, advance rent, pets and discrimination.
The reform is significant, but it is not a single switch that brought every part of the Act into force at once. Some provisions began on 1 May 2026. Others will follow in later phases.
For landlords, letting agents and tenants, understanding that distinction is essential. A familiar tenancy clause, notice or letting practice may no longer have the legal effect it once had.
Does the Renters’ Rights Act apply across the UK?
No. The tenancy reforms discussed in this article apply to the private rented sector in England.
Different legal regimes apply in Wales, Scotland and Northern Ireland. Different rules may also apply to social housing, student halls, purpose-built student accommodation, holiday lets, licences and arrangements involving resident landlords or lodgers.
If there is uncertainty about the status of an agreement or the type of occupation, that question should be resolved before relying on the Act.
What changed on 1 May 2026?
The principal changes were:
- most existing assured shorthold tenancies became assured periodic tenancies
- new assured tenancies generally became periodic rather than fixed term
- landlords could no longer serve a Section 21 notice
- possession had to be pursued through a valid legal ground, usually under Section 8
- rent increases became limited to once a year through the statutory Section 13 process
- landlords generally had to give at least two months’ notice of a rent increase using Form 4A
- rental bidding above the advertised rent was prohibited
- advance rent was generally limited to one month or 28 days after the tenancy agreement had been signed
- tenants gained a right to request a pet, with landlords required to consider the request fairly
- discrimination against prospective tenants because they receive benefits or have children was prohibited
- local authorities received stronger enforcement powers and rent repayment orders were expanded
These changes affect both rights and procedures. It is not enough to have a valid reason for taking action. The correct form, notice period, evidence and process also matter.
1. Most assured shorthold tenancies became assured periodic tenancies
From 1 May 2026, most existing assured shorthold tenancies automatically became assured periodic tenancies. New assured private tenancies also generally operate on a rolling basis, commonly weekly or monthly, without a fixed end date.
An existing tenant did not need to sign a new agreement simply for this conversion to happen. If an old agreement contained a fixed end date, that date generally ceased to determine when the assured tenancy would end.
Tenants can usually end an assured periodic tenancy by giving two months’ written notice, unless another lawful arrangement applies. For example, a shorter notice period may apply under an existing term or may be agreed in writing.
For landlords, the practical lesson is clear: old templates should not simply be recycled. A document that continues to present an assured tenancy as a fixed-term tenancy may create confusion, expose a landlord or agent to enforcement and undermine later steps.
The government’s overview for landlords and guide to assured periodic tenancies explain the new framework.
2. Section 21 no-fault evictions were abolished
The abolition of Section 21 is the most widely recognised change under the Renters’ Rights Act 2025.
From 1 May 2026, a private landlord in England could no longer serve a new Section 21 notice. A landlord who wishes to recover possession must rely on a legally recognised ground and follow the appropriate Section 8 process.
This does not mean a landlord can never recover a property.
Reformed grounds for possession include circumstances where:
- the landlord or a close family member intends to move into the property
- the landlord intends to sell the property
- the tenant has sufficient rent arrears
- the tenant has breached the tenancy agreement
- the tenant has damaged the property
- the tenant, a member of the household, a visitor or, in some circumstances, a pet has caused antisocial behaviour
The ground relied upon determines whether the court must make a possession order if the ground is proved, or whether the court retains discretion. It also determines the required notice period and evidence.
For example, the grounds relating to a landlord moving in or selling generally carry a four-month notice period and cannot take effect within the first 12 months of a new tenancy. Restrictions may also prevent the property from being relet or remarketed for 12 months after possession is obtained on those grounds, subject to limited exceptions.
A notice does not itself authorise a landlord to remove a tenant. If the tenant does not leave after a valid notice expires, the landlord must usually apply to the court for a possession order.
The government has published detailed grounds for possession guidance.
What happened to Section 21 notices served before 1 May 2026?
Transitional rules applied to notices validly served on or before 30 April 2026. However, 31 July 2026 was the final date on which a landlord could apply to court using one of those pre-commencement notices. Proceedings properly issued by that date may continue until concluded.
If no claim was issued in time, the landlord must begin again under the possession regime in force from 1 May 2026. The government updated its transitional possession guidance on 1 August 2026.
3. Rent increases must follow one statutory route
From 1 May 2026, landlords can generally increase the rent only once in any 12-month period. An increase cannot take effect during the first 12 months of a new tenancy.
The landlord must use the Section 13 process, complete Form 4A and give the tenant at least two months’ notice. The statutory procedure must be followed even if the parties have discussed or agreed the proposed increase.
A tenant who believes the proposed rent is higher than the open market rent may ask the First-tier Tribunal to determine the rent. Any challenge must be made within the applicable time limit, normally before the proposed increase takes effect.
Rent review clauses can no longer be treated as a substitute for the statutory process in an assured periodic tenancy. A landlord should therefore check the date of the last increase, the prescribed form, service requirements and the proposed commencement date before giving notice.
See the government’s current rent increase guidance.
4. Rental bidding was banned
Written rental advertisements must state a specific asking rent. Landlords and letting agents cannot ask for, encourage or accept an offer above that advertised amount.
The prohibition extends beyond formal property portals. It can apply to printed advertisements, social media posts, emails, text messages and direct messages.
The rule addresses both express bidding and subtler pressure. Telling a prospective tenant that others have offered more, in a way that suggests they should raise their offer, may breach the prohibition.
A first breach may attract a civil penalty of up to £7,000. The government’s rental bidding guidance sets out examples.
5. Advance rent was restricted
A landlord or letting agent cannot ask for, encourage or accept rent before both landlord and tenant have signed the tenancy agreement.
After the agreement is signed and before the tenancy begins, the landlord can usually ask for no more than one month’s rent in advance, or 28 days’ rent where rent is not payable monthly.
This does not remove lawful holding deposits or tenancy deposits. Separate limits continue to apply to those payments. There are also limited exceptions, including certain arrangements connected with homelessness duties and social or supported housing.
The distinction between rent, a holding deposit and a tenancy deposit is important. Describing a payment differently does not necessarily change its legal character.
See the government’s guidance on rent in advance and deposits.
6. Tenants gained a right to request a pet
The Act did not create an automatic or unconditional right to keep any pet in every rented property.
It created a right to request permission.
A tenant must make the request in writing and describe the pet. The landlord generally has 28 days to respond in writing and cannot refuse without a fair reason. If further information is reasonably requested, adjusted timing rules may apply.
Whether a refusal is reasonable depends on the facts. Potentially valid reasons may include:
- another tenant having a relevant allergy
- the property being too small for the proposed pet or number of pets
- the animal being unlawful to own
- a superior lease genuinely prohibiting pets
A general dislike of pets, a past problem involving a different tenant or a speculative concern about possible future damage will not usually be enough on its own.
Tenants should not assume that making a request is the same as receiving consent. Landlords should not assume that a blanket no-pets clause ends the enquiry. Each request should be considered on its own evidence.
See the government’s pet request guidance.
7. Discrimination against tenants with children or on benefits was prohibited
Landlords and letting agents cannot refuse to rent to a person simply because they have children or receive benefits.
The rule applies not only to the final decision but also to practices that prevent a person from viewing, applying for or being considered for a property. Expressions such as “no children” or “no benefits” should not appear in advertisements or selection policies.
Landlords may still carry out lawful affordability and suitability assessments, but the criteria should be fair, consistent and based on the applicant’s actual circumstances rather than a prohibited status.
Existing duties under the Equality Act 2010 also continue to apply.
8. Landlords acquired new written-information duties
For a tenancy created on or after 1 May 2026, landlords must provide prescribed written information about the tenancy before signing or otherwise agreeing it.
For a tenancy created before 1 May 2026 with an existing written record of its terms, the landlord had to provide each named tenant with the government’s Renters’ Rights Act Information Sheet 2026 by 31 May 2026. A link alone was not sufficient. The sheet had to be supplied as a printed copy or digital attachment.
Where a pre-existing tenancy was entirely oral, the landlord had to provide the prescribed written information about its key terms by the same deadline.
The 31 May 2026 deadline has now passed. A landlord who has not complied should take prompt advice about the continuing breach and the safest corrective steps. Failure to meet the written-information duties may result in a financial penalty of up to £7,000.
The current requirements are set out in the government’s written information guidance.
9. Enforcement and rent repayment orders became stronger
Local authorities gained wider powers to investigate and enforce the new tenancy rules. Depending on the specific breach or offence, financial penalties may reach £7,000 or £40,000 as an alternative to prosecution. Not every breach attracts every penalty.
The scope of rent repayment orders was expanded and the maximum potential award increased from one year to two years’ rent for relevant offences.
Landlords may also be responsible for the conduct of letting agents or others acting on their behalf. Delegating a task does not necessarily delegate the legal risk.
The government’s enforcement guidance should be read alongside the Act and the regulations.
What did not come into force on 1 May 2026?
Not every reform under the Renters’ Rights Act began on the same date.
According to the government’s implementation roadmap:
- the Private Rented Sector Database is being introduced regionally from late 2026
- mandatory membership of the Private Rented Sector Landlord Ombudsman is expected in 2028
- the extension of Awaab’s Law to the private rented sector remains subject to further consultation and implementation arrangements
- the new Decent Homes Standard for the private rented sector also remains subject to consultation and a future commencement date
Landlords should prepare for later phases, but should not present a future requirement as though it were already fully operational.
See the official Renters’ Rights Act implementation roadmap.
Practical steps for landlords
Landlords and letting agents should now consider whether they have:
- stopped using fixed-term assured tenancy templates and Section 21 notices
- updated tenancy agreements, onboarding documents and internal procedures
- supplied the required Information Sheet or written terms for pre-existing tenancies
- replaced rent-review processes with the correct Form 4A and Section 13 procedure
- removed rent ranges and bidding language from written advertisements
- changed advance-rent practices and distinguished them from lawful deposits
- adopted a written process for receiving and deciding pet requests
- removed blanket exclusions concerning children or benefits
- trained staff and instructed agents on the new rules
- reviewed the evidence, ground, form and notice period before pursuing possession
A possession claim can fail because the ground does not apply, the notice is defective, the deposit requirements were not met or the evidence does not prove the case. Early advice can protect both the legal position and the working relationship between landlord and tenant.
Practical steps for tenants
Tenants should:
- keep their tenancy agreement, prescribed information, rent records and correspondence
- check whether a notice uses the correct form and identifies a legal ground
- request any pet permission in writing and include clear details about the animal
- keep the written advertisement if they are asked to bid above the stated rent
- check Form 4A and the date of the last rent increase before accepting a new rent
- obtain advice promptly, especially when a notice, tribunal deadline or court document has been received
A tenant should not ignore a notice merely because it appears incorrect. An invalid notice may be challenged, but the facts, dates and documents must first be examined.
Frequently asked questions
Has Section 21 now been abolished in England?
Yes. A private landlord cannot serve a new Section 21 notice on or after 1 May 2026. A possession case properly issued by 31 July 2026 on a valid earlier notice may still continue.
Can a landlord still evict a tenant?
Yes. A landlord may seek possession using an applicable Section 8 ground and the correct procedure. The required evidence and notice period depend on the ground.
Did existing fixed-term tenancies automatically end on 1 May 2026?
No. Most existing assured shorthold tenancies became assured periodic tenancies. The tenancy continued, but its fixed end date generally ceased to control when it would end.
Can a landlord raise the rent whenever the tenant agrees?
No. The Section 13 procedure must generally be followed for every increase. Form 4A, at least two months’ notice and the once-per-year restriction apply.
Can a tenant keep a pet without asking?
Not necessarily. The tenant has a right to make a written request. The landlord must consider it fairly and respond in writing, but may refuse for a valid reason.
Is the Landlord Ombudsman already mandatory?
No. The government roadmap presently expects mandatory landlord membership in 2028, after the service has been established and scaled.
The importance of getting the process right
The Renters’ Rights Act 2025 changed more than terminology. It changed the route through which tenancies begin, rents change and possession is recovered.
For tenants, the Act offers greater security and clearer rights. For responsible landlords, it preserves routes to regain possession, but requires those routes to be grounded in evidence and followed with care.
The safest next step depends on the tenancy, the history, the documents and the objective. Legal rights rarely live in a headline alone. They live in the facts and in the process used to enforce them.
If you are a landlord or tenant who needs advice about a tenancy, rent increase, pet request, Section 8 notice or possession claim in England, contact Lawher & Co. Solicitors through info@lawher.co.uk or call 01727 222290.
This article provides general information only and does not constitute legal advice. The law and official guidance may change. Advice should be obtained on the facts of the individual matter.