Renters' Rights Act (England)

Introduction

The Renters' Rights Act became law in England on 27 October 2025 and will be implemented in stages, with most of it coming into force on 1 May 2026.

We'll update the relevant sections of this law guide when the changes take effect.

For now, this page contains a summary of the coming changes and when they will take effect.

27 December 2025

New investigatory powers will give local authorities stronger powers to inspect properties, demand documents, and access third-party data to enforce current housing law.

1 May 2026

The following will happen on 1 May 2026:

Section 21 evictions abolished

Landlords will no longer be able to issue a section 21 notice (i.e. a 'no-fault' eviction). If you want to serve your tenant(s) with a section 21 notice now, it must be given to them on or before 30 April 2026.

If you then need to start a possession claim, then:

• If the section 21 notice only needs to give the tenants 2 months' notice (which is the case for most tenancies), you must start your claim either within 6 months of the date you serve this notice, or by 31 July 2026 (whichever date comes first).
• If the section 21 notice needs to give the tenants more than 2 months' notice (e.g. where rent is paid quarterly, 6-monthly or annually), you must start your claim either within 4 months of the leaving date stated in the notice, or by 31 July 2026 (whichever date comes first).

From 1 May 2026:

• Landlords will need to use a ground under section 8 of the Housing Act 1988 (see below) to regain possession of their property.
• Tenants will be able to give 2 months' notice to leave at any time and will be protected from eviction during the first 12 months of a tenancy (unless they breach their obligations).

Assured shorthold tenancies abolished

The changes to section 21 notices also mean that assured shorthold tenancies (ASTs) can no longer be created. From this date, existing fixed-term AST agreements will automatically convert to an assured periodic tenancy (i.e. based on how often you require rent to be paid under your current agreement, e.g. if rent is paid monthly, it'll be a month-to-month periodic tenancy).

There's no need to sign another agreement. However, landlords will need to give tenants an information sheet (see below).

Any break clause in your existing AST and any clause you may have that increases the rent, will be void and unenforceable as of 1 May 2026.

Section 8 notices changing

From 1 May 2026, new grounds will be added under section 8, e.g:

• The mandatory threshold for eviction for rent arrears will increase to 3 months (from 2 months) and the notice period will increase to 4 weeks (from 2 weeks).
• After the first year of the tenancy, landlords can regain possession with 4 months' notice if they want to sell the property or if they (or a close family member) want to live in it. But if, for example, a sale falls though or the family member vacates the property, they'll have to wait 12 months before they can relet it.

If you serve your tenant(s) with a section 8 notice on or before 30 April 2026, you can only use it to start a possession claim within 12 months after the date you give the section 8 notice or 31 July 2026 (whichever date comes first).

Selection discrimination banned

It will be unlawful for landlords and agents to discriminate against tenants based on their receipt of benefits or family status. This will not mean landlords can no longer consider how likely it is that a tenant can afford the rent when deciding whether to accept them.

Rent bidding ban

Landlords and agents won't be able to ask for, or accept, offers above the advertised rent (which must be published).

This may lead to landlords asking for inflated rents, tenants offering less, and the landlord accepting their highest bid. But if the tenant thinks the rent is too high they can still challenge it after they move in (see below under New rent increase rules).

Advance rent payments banned

Landlords won't be able to ask tenants to pay multiple months of rent in advance. They can still receive the rent in advance for each rental period. This may not suit certain tenants, but it will still be unlawful even if they voluntarily offer to pay more in advance.

Existing (pre-implementation) agreements for advance rent will not be affected.

Keeping pets cannot be unreasonably refused

Tenants will have the right to request to keep a pet, and landlords cannot unreasonably refuse their request.

Landlords won't be able to require the tenant to obtain insurance or pay a larger deposit to cover any damage caused by the pet.

New rent increase rules

Rent increases will be limited to once a year and to the market rate (the rent that would be payable if the property was newly advertised to let). The new rules mean:

• Landlords must serve a section 13 notice, that sets out the new rent and gives the tenant at least 2 months' notice of it taking effect.
• If a tenant believes the proposed rent increase exceeds market rate, they can challenge it (which includes challenging the initial rent being charged within the first 6 months of a new tenancy). They must apply to the First-tier Tribunal, who will determine what the market rent should be. Any increase will be delayed until the Tribunal's determination and will not be backdated (giving tenants an incentive to challenge rent increases).
• Rent increases by any other means – such as rent review clauses or by agreement with the tenant – will be unlawful.

New tenant information requirements

• Tenancies created before 1 May 2026: Landlords with existing ASTs won't need to change the agreement or create a new one, but must give their tenant(s) a copy of the government published Information Sheet (informing them about the changes made by the Act) on or before 31 May 2026. The government has stated that they will publish this online in March 2026. If an existing AST is not in writing, landlords must also provide a written summary of its main terms on or before 31 May 2026.
• Tenancies created on or after 1 May 2026: Landlords will need to provide certain information about the tenancy to their tenant(s) in writing, which can be through a written tenancy agreement. The detail of what information must be given will be set out in new regulations (the government has stated that a draft will be published in January 2026).

Increasing penalties

A local authority will be able to keep the financial penalties they collect and can impose penalties up to a maximum of £40,000.

Also, rules for rent repayment orders will be broadened so they can be made against company directors in their personal capacity. The maximum penalty will be doubled for repeat offenders.

Late 2026

New registration and dispute resolution bodies

From late 2026 landlords must register with a new private renting database and an independent ombudsman (both yet to be set up). They will start with the database for landlords and local councils followed by the new ombudsman service.

Though details of what will be needed when registering on the database are to be confirmed, the government have indicated that it will include paying a fee and providing:

• The contact details of all landlords
• Details of the property, including the type of property, how many bedrooms it has and the number of households living in it
• Safety information, such as gas and electrical safety certificates.

Failing to register could result in penalties and landlords will be prevented from gaining possession if, for example, they have not properly protected a tenant's deposit or registered their property on the database. However, once rectified, a possession claim can continue.

Note that:

• Tenants will be able to use the free ombudsman service to complain about a landlord's actions or behaviour. It will have powers to compel landlords to, for example, provide information or take corrective action and/or pay compensation.
• The database will eventually give landlords access to guidance and provide information to their tenants.

Unknown timescale

Improving housing standards

The Decent Homes Standard (DHS) and 'Awaab's law' will be applied to the private rented sector, but no date has been set about when they will be in force.

The government consulted on the updated DHS requirements between 2 July and 12 September 2025 and proposes that it's brought into force in either 2035 or 2037. Regulations will be made setting out the DHS requirements, which local authorities will enforce.

Awaab's law will impose new requirements on landlords to address hazards, such as damp and mould, within a specified time, with enforcement if this is not done. There's no indication when the government will consult on this.

What's not changed

• The rules under the Tenant Fees Act continue to apply to new assured periodic tenancies (including the existing deposit cap).
• The new rules will not affect tenancies that are not assured tenancies, such as where the tenant is a corporate body or the annual rent is more than £100,000. It will also not affect genuine licences to occupy (e.g. lodger arrangements).