Timeline: The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. Phase 1 reforms take effect on 1 May 2026. Phase 2 (landlord database and ombudsman) follows later in 2026.
No more "no-fault" evictions
From 1 May 2026, landlords can no longer use Section 21 to evict you without a reason. This is the biggest single change. Previously, a landlord could simply hand you two months' notice and you had to leave — no explanation needed. That's over.
Instead, landlords must use Section 8 and state a specific ground for possession. These include rent arrears (at least 3 months), antisocial behaviour, the landlord wanting to sell, or the landlord wanting to move in. Each ground has different notice periods and some are mandatory (court must grant possession) while others are discretionary (court decides).
The last date a landlord can serve a Section 21 notice is 30 April 2026. If you receive one before that date, it remains valid — but the landlord must begin court proceedings by 31 July 2026 or it expires.
Fixed-term tenancies are gone
All Assured Shorthold Tenancies automatically become periodic (rolling) tenancies from 1 May 2026. This means:
• Your tenancy continues month to month with no end date
• You can leave by giving 2 months' notice at any time (up from 1 month currently)
• Your landlord cannot lock you into a fixed term — even if your current agreement says 12 months
• Landlord break clauses become unenforceable
You don't need to do anything — the conversion happens automatically. Your landlord doesn't need to issue a new agreement, but they must provide you with a government Information Sheet by 31 May 2026 explaining the changes. Failure to do so is an offence carrying a maximum £7,000 fine.
Rent increases limited
Your landlord can only increase your rent once per year, and only by serving a formal Section 13 notice giving you at least 2 months' warning. The notice must state the new amount, the date it takes effect, and how to challenge it.
If you think the increase is unfair, you can challenge it through the First-tier Tribunal. The tribunal will assess whether the increase is in line with market rents for similar properties in your area. If they agree it's too high, they'll set a lower amount.
Importantly, rental bidding is banned. Landlords must advertise a set price and cannot encourage or accept offers above the advertised rent.
Right to request a pet
Tenants can now make a formal request to keep a pet. Landlords must consider it and cannot unreasonably refuse. If they don't respond within 42 days, consent is automatically granted. They can require you to take out pet insurance as a condition.
Read our full guide: Pets in rented property — your rights under the new law
Discrimination is now illegal
From 1 May 2026, it is illegal for landlords or agents to refuse tenants because they receive housing benefit, Universal Credit, or other benefits. It is also illegal to refuse tenants because they have children.
"No DSS" and "professionals only" policies are now unlawful. If you've been refused a tenancy on these grounds, you can report the landlord or agent to your local council.
Written agreement required
Landlords must provide a written tenancy agreement before the tenancy starts. This must include mandatory information prescribed by the government. Failure to provide a written agreement is an offence carrying a maximum £7,000 fine for a first offence.
Stronger protection against retaliatory eviction
The Act strengthens existing protections against "revenge evictions" — where a landlord tries to evict you because you complained about repairs or reported them to the council. If you've reported a genuine repair issue and your landlord responds with an eviction notice, the court can dismiss the eviction as retaliatory.
What's coming later in 2026
Landlord Database: A national register of all landlords and rental properties in England, so you can check who you're renting from. Rolling out by area from late 2026.
PRS Ombudsman: A new ombudsman service for private renters to resolve disputes without going to court. All landlords will be required to register.
Decent Homes Standard: The existing standard for social housing will be extended to cover the private rented sector, setting minimum standards for property condition.
Reformed HHSRS: The Housing Health and Safety Rating System will be updated to make it easier to understand and enforce.
What should you do now?
If you're currently renting: You don't need to do anything. The changes happen automatically on 1 May 2026. Your landlord should send you a government Information Sheet by 31 May 2026. If they don't, ask for it — they're legally required to provide it.
If you're about to sign a new tenancy: Understand that any fixed term you agree to will convert to periodic on 1 May 2026. Any "no pets" clause will become subject to the new request process. Any rent increase clause must comply with the once-per-year Section 13 rules.
If you've received a Section 21 notice: Check the date. If it was served before 1 May 2026, it may still be valid — but only if the landlord begins court proceedings by 31 July 2026. Seek advice from Shelter or Citizens Advice immediately.