Renters’ Rights Act 2025: What Landlords and Tenants Need to Know Before 1 May 2026
As explored in our previous articles on commonhold and ground rent reform, the government is moving away from traditional property structures. The Renters’ Rights Act 2025 complements this direction by reshaping the private rented sector.
The Act received Royal Assent on 27 October 2025, with the first phase of reforms taking effect on 1 May 2026. Earlier enforcement powers for local authorities came into force on 27 December 2025. The initial phase focuses on tenancy reform, including the abolition of section 21 evictions, the removal of fixed-term tenancies, new rent controls, and enhanced tenant protections.
- End of section 21 and shift to evidence-based possession
From 1 May 2026, section 21 “no fault” evictions will be abolished. Landlords will instead need to rely on statutory grounds under section 8, such as rent arrears, anti-social behaviour, or an intention to sell the property.
This represents a shift from notice-based recovery to evidence-based possession, with greater reliance on formal grounds and supporting evidence.
- Fixed-term tenancies will be abolished
Assured tenancy agreements will no longer be able to include a fixed term or end date. Existing assured shorthold tenancies will automatically convert into periodic tenancies.
Tenants will generally be able to leave by giving two months’ notice, unless a shorter period is agreed. For landlords, this removes the ability to rely on the expiry of a fixed term to recover possession, while tenants benefit from increased security alongside flexibility to leave on notice.
- Rent increases and financial controls
The Act introduces significant changes to rent regulation. Rent increases will be limited to once per year and must follow the statutory section 13 Housing Act 1988 process, with at least two months’ written notice. Contractual rent review clauses will no longer apply for new increases after 1 May 2026.
Tenants will be able to challenge proposed increases at tribunal, and landlords will not be able to use eviction as a response to such challenges.
The Act also restricts rent in advance. Landlords may not demand or accept more than one month’s rent upfront, and rent cannot be taken before the tenancy agreement is signed. These changes will require a review of affordability checks, referencing practices and guarantor arrangements.
- New compliance requirements and tenant protections
Landlords must provide prescribed written information, including the official government information sheet, by 31 May 2026. New tenants must also receive key details of the tenancy, such as the rent and the landlord’s name and address. This reflects a broader move towards transparency and standardisation.
The Act also strengthens tenant protections. Tenants will have the right to request a pet, which landlords can only refuse on reasonable grounds and must respond to in writing within four weeks.
It will also be unlawful to discriminate against prospective tenants because they have children or receive benefits, reinforcing greater equality of access to housing.
Rental bidding wars will be prohibited, with landlords and agents no longer able to request or accept offers above the advertised rent, promoting fairness and transparency in the letting process.
Conclusion
The Renters’ Rights Act 2025 introduces fundamental changes to the way residential tenancies operate. Landlords and agents should review tenancy structures, possession strategies, rent procedures and compliance processes in advance of the May 2026 implementation date. Tenants, meanwhile, will benefit from greater security and clearer statutory protections.
For further guidance on how these reforms may affect you, or for advice on residential and commercial property matters, please contact Chan Neill Solicitors LLP. Our team has extensive experience in residential and commercial conveyancing and can assist in navigating these changes.