Guide · last reviewed 13 November 2026
The Renters' Rights Act 2025: what landlords in England need to know
The first phase of the Renters' Rights Act came into force on 1 May 2026. Here's what changed for private landlords, and what to do about it.
1. Section 21 has been abolished
"No-fault" evictions under section 21 ended on 1 May 2026; the last day to serve a section 21 notice was 30 April 2026. To get a property back you now need a valid ground under section 8 of the Housing Act 1988, and if the tenant doesn't leave, a possession order from the court.
2. All tenancies are now periodic
Assured shorthold tenancies became assured periodic tenancies. There are no fixed terms: the tenancy rolls on until the tenant gives notice (two months) or the landlord obtains possession on a valid ground.
3. New and updated possession grounds
- Selling or moving in (you or close family): generally not available in the first 12 months of a tenancy, and needs four months' notice.
- Rent arrears: the mandatory ground needs three months' rent owed, with four weeks' notice.
- Antisocial behaviour and breaches remain grounds for possession.
4. Rent increases: once a year, section 13 only
Rent can be increased at most once a year using the statutory section 13 notice, with at least two months' notice. Rent review clauses in agreements can't be used to raise rent. Tenants can challenge an increase at the First-tier Tribunal. Create a cover letter →
5. Letting and advertising
- No rental bidding: advertise an asking rent and don't accept offers above it.
- No blanket bans on tenants with children or tenants receiving benefits.
- Rent in advance is limited – you can't demand months of rent upfront.
6. Pets
Tenants can ask to keep a pet, and you must not unreasonably refuse. Reply in writing within 28 days. Create a reply →
7. Existing tenants
Landlords with existing written tenancies had to give tenants the government's Renters' Rights Act information sheet by 31 May 2026. Create a covering letter →
8. What's coming next
Later phases will introduce a Private Rented Sector Database that landlords must register on, a landlord ombudsman, a Decent Homes Standard for private rentals, and Awaab's Law time limits for hazards like damp and mould. The government sets these dates – keep an eye on gov.uk.
Your existing obligations still apply
Annual gas safety checks, five-yearly electrical inspections, a valid EPC rated E or above, smoke and CO alarms, deposit protection within 30 days, Right to Rent checks and any licensing your council requires.
This guide is general information, not legal advice. Check the official guidance on gov.uk and take professional advice for your situation.