The Renters’ Rights Act 2025 is set to bring major reforms to the private rental sector in England, fundamentally changing how landlords and letting agents manage tenancies. Whether you’re a portfolio landlord or a letting agent, understanding these changes and updating your tenancy agreements and landlord contracts is essential to remain compliant and protect your investment or business.
In this complete guide, we break down everything you need to know about the Renters’ Rights Act 2025, including key changes, legal obligations, and practical steps to prepare.
What the Renters’ Rights Act actually changes from 1st May 2026?
Assured Shorthold Tenancies (ASTs) covert to periodic | Landlords must not offer or suggest a fixed term tenancy they must be periodic, either on a weekly or monthly basis dependent on rent cycle. Using old templates risks fines of up to £7,000. |
Section 21 abolished | Landlords can no longer issue no-fault eviction notices and new and updates grounds for possession will apply via a section 8. |
Rent increases with a Section 13 notice only | Rent can only be increased once a year, giving 2 months’ notice (Not within the first year). Tenants can challenge these increases with details clearly explained in their tenancy agreement. |
Rental Bidding Restrictions | All adverts must show the rent applicable to that property. Landlords/Letting Agents cannot accept higher offers from tenants with penalties reaching £7,000. |
Rent in advance capped at 1 month | 3-6 months’ worth of rent up front is no longer allowed. |
Written Statements Required | For new tenancies following 1st May 2026 landlords must provide a Written Statement of key tenancy terms to every tenant. For existing tenancies, the Information Sheet found here The Renters’ Rights Act Information Sheet 2026 Must be given to all tenants by 31st May 2026 |
Anti-Discrimination and Pet Requests | No blanket bans like we have seen previously on adverts like ‘No DSS’ ‘Professionals only’ and ‘No Children’; Pet requests cannot be unreasonably withheld, and any refusals must be documented with reasons why. Tenants must receive a written response within 28 days, failure to do so will automatically give consent. Tenants can be charged a pet damage insurance. |
With the abolishment of Section 21 what are the new grounds for possession?
Key updates for the majority of tenancies include:
- Ground 1: Landlord or close family member moving in – four months’ notice, not within first year of a tenant renting the property.
- Ground 1A: Intention to sell – also four months’ notice, not within the first year of the tenancy.
Restrictions do apply should these grounds be used, including that the properties cannot be relet for 12 months from the end of the notice period.
- Ground 7A & 14: Antisocial behaviour (mandatory and discretionary).
- Ground 8: Serious rent arrears – threshold increased from two to three months.
- Ground 12: Breaches of the tenancy.
- Ground 13: Damage or neglect of the property.
- Ground 15: Furniture provided by the landlord has deteriorated due to ill-treatment.
What changes are coming next?
Whilst dates have not yet been confirmed for these changes other than the government’s implementation roadmap suggesting late 2026 or 2027 it’s good practice to be aware of what is to come.
- Private Rented Sector Database – this will be the mandatory national register of all landlords and rental properties in England.
All landlords must register themselves and each rental property if they don’t the property cannot be let out or marketed. There is expected to be a fee for this.
This database will include Landlord details Property information and
Safety and compliance records. The purpose of this is for Increased transparency for tenants, Support councils when enforcing housing standards and identify and tackle non-compliant landlords. Failure to register will see financial penalties, and possibly the inability to evict tenants
- Mandatory Ombudsman Membership – all landlords will also be required to join the new Ombudsmen Scheme (for a fee). Penalties for non-membership can reach £40,000.
- Implementation of Awaab’s Law – Awaab’s Law was named after two-year-old Awaab Ishak died in 2020 due to prolonged exposure to mould in social housing. The law came in to force from October 2025 within the social housing sector which will be extended to the private rental sector. Key changes include, strict timelines for investigations, repairs being addressed quickly giving stronger rights to tenants if their homes are deemed unsafe.
These changes represent a huge shift in the private rental sector and your tenancy agreements must reflect these changes. Further, as a letting agent who handles tenancies on behalf of landlords it is crucial these documents also recognise the changes and you are advising your landlords correctly.
For a free review of your current agreements please email info@bebconsultancy.co.uk