Renters’ Rights Bill – Tenants and Landlords Complete Guide
The Renters’ Rights Act 2025 marks the most significant overhaul of private renting in England in decades. For millions of tenants and landlords, the changes coming into effect from 1 May 2026 will reshape the rules on evictions, tenancy types, rent increases, and discrimination.
This guide explains what the Act does, when the key provisions take effect, and what it means for tenants, landlords, and the wider rental market.
What is the Renters’ Rights Act 2025 and when does it come into effect?
Renters’ Rights Act 2025 at a glance
- Effective date: 1 May 2026
- Legislation status: Act of Parliament (passed 2025)
- Applies to: Private rented sector in England
- Key change: End of Section 21 ‘no-fault’ evictions
Key insights
- The Renters’ Rights Act 2025 is the most significant reform to private renting in England in decades.
- All existing assured shorthold tenancies will automatically become periodic tenancies from 1 May 2026.
- Landlords will need to provide a ‘specified ground’ for eviction; Section 21 will be abolished.
- Discrimination against tenants receiving benefits or with children will be illegal.
- Tenants can request permission for pets and landlords must not unreasonably refuse.
| Fact | Value |
|---|---|
| Official short title | Renters’ Rights Act 2025 |
| Commencement date (main provisions) | 1 May 2026 |
| Territorial extent | England only (separate rules for Wales, Scotland, NI) |
| Abolition of Section 21 | Yes, from 1 May 2026 |
| New tenancy type | All tenancies become periodic (monthly rolling) |
| Landlord notice period for no-fault eviction | Not applicable – no such ground exists after 1 May |
| Grounds for eviction (examples) | Rent arrears, landlord selling the property, anti-social behaviour |
What new rights will tenants have under the Renters’ Rights Act?
The Act introduces a range of new protections designed to give tenants greater security and stability in their homes. The most prominent change is the abolition of Section 21 “no-fault” evictions, which previously allowed landlords to evict tenants without giving a reason after a fixed term ended. Shelter confirms that from 1 May 2026 private landlords can no longer serve Section 21 notices and must use Section 8 with a valid reason.
End of no-fault evictions and the protected period
Landlords can only regain possession through specific legal grounds set out in the Act. These include serious rent arrears, anti-social behaviour, selling the property, or moving in themselves or a close family member, according to government guidance and Royal Greenwich’s landlord guidance. Tenants also benefit from a 12-month protected period at the start of a tenancy during which landlords cannot evict to sell or move in.
Rent protections and anti-discrimination rules
Rent increases are generally limited to once per year, with notice, and tenants can dispute increases that appear to be intended to force them out, as noted by Chambers and Royal Greenwich. Landlords cannot require more than one month’s rent in advance, and they are prohibited from asking for more than the advertised rent, ending bidding wars. The Act also outlaws refusing tenants because they have children or receive benefits.
Tenants can now request permission to keep a pet. Landlords must consider the request and cannot unreasonably refuse. They may require pet damage insurance as a condition of agreement.
Student tenancies and existing tenancies
Student housing in the private rented sector is covered by the Act. Purpose-built student accommodation (PBSA) may have different rules, though full details on HMO regulations and PBSA exemptions are not yet finalised in secondary legislation. The Act applies to all existing periodic tenancies from 1 May 2026; fixed-term tenancies in progress on that date will convert to periodic upon expiration.
How does the Renters’ Rights Act affect landlords?
Landlords face a significant shift in how they manage tenancies and evictions. The abolition of assured shorthold tenancies and Section 21 means they must now rely on a more secure possession framework under Section 8 grounds, as Pinsent Masons explains.
New notice periods and grounds for eviction
Landlords may only evict for statutory reasons such as serious rent arrears, anti-social behaviour, selling the property, or moving in themselves or a close family member. Royal Greenwich’s guidance highlights practical duties including 2 months’ notice for tenant termination, valid possession grounds, and annual rent increases. Rent arrears remain a mandatory ground for eviction, subject to minimum arrears thresholds of typically 2 months’ rent.
Compliance and enforcement
The Act introduces a Private Rented Sector Landlord Ombudsman and a landlord/property registration database. Local authorities gain enhanced enforcement powers, and tenants gain better routes to challenge unfair practices. Landlords who do not comply may face fines, rent repayment orders, and banning orders for serious or repeated breaches.
Landlords must handle pet requests within 28 days, cannot discriminate against tenants with children or on benefits, and must not require more than one month’s rent in advance. The new landlord ombudsman provides a formal route for tenant complaints.
Where can I find official Renters’ Rights Act documents (PDF, information sheet, Explanatory Notes)?
The most authoritative source is the official government information sheet published on GOV.UK, which covers Section 21 abolition, possession grounds, rent increase disputes, and the new landlord ombudsman. The Official Renters’ Rights Act Information Sheet (PDF) is available for download. The full Act on legislation.gov.uk includes the official text and Explanatory Notes.
For landlord-specific guidance, the NRLA guide for landlords and the MHCLG blog for landlords are recommended. Tenants can consult the UNISON tenant guide or the Citizens Advice – renting section for independent advice.
Key dates: The journey of the Renters’ Rights Act
- : Renters’ Reform Bill introduced in Parliament (first version)
- : Bill debated and amended through Commons and Lords
- : Renters’ Rights Act receives Royal Assent
- : Government publishes official information sheet and landlord blog
- : Main provisions come into force – new rights and rules apply
- : Information sheet remains available as a reference after this date
Certainty vs. uncertainty: What the Act does and does not cover
| Topic | Established information | Information that remains unclear |
|---|---|---|
| Retrospective application | The Act applies to all existing periodic tenancies from 1 May 2026. Fixed-term tenancies in progress on that date will convert to periodic upon expiration. No retrospective changes to past tenancies. | The precise transition for tenancies that end very close to 1 May may require legal advice; government guidance is expected. |
| Student tenancies | Student housing in the private rented sector is covered. Purpose-built student accommodation (PBSA) may have different rules. | Full details on HMO regulations and PBSA exemptions are not yet finalised in the Act’s secondary legislation. |
| Rent increases | Landlords can still increase rent using the prescribed notice (Section 13 procedure). | The frequency of rent increases under periodic tenancies is expected to be ‘once per year’ but has not been formally clarified. |
Analysis and context: Why the Renters’ Rights Act matters
The Act fulfills a long-standing government pledge to end ‘no-fault’ evictions, following the 2019 Conservative manifesto. The change is expected to give tenants more security but may lead some landlords to exit the market or increase rents. Earlier bills, such as the Renters’ Reform Bill, stalled in Parliament; this Act is the result of compromise between tenant and landlord interests. Courts may face increased case volumes for disputed evictions, and landlords need to adapt their processes accordingly. For those looking to understand the broader landscape of UK regulations, the guide on Set Up a Limited Company – Complete UK Guide & Costs 2025 may be a useful resource.
Sources and official quotations
“The Renters’ Rights Act will give tenants new rights and introduce new rules for private landlords.”
UK Government – Ministry of Housing, Communities and Local Government
“The Renters’ Rights Act will include new laws around the discrimination against families and those in receipt of benefits.”
NRLA (National Residential Landlords Association)
“From 1 May, new legislation covering private renting in England will strengthen tenant protections.”
UNISON (public service union)
“New private renting rules in England are coming on 1 May 2026. If you’re a landlord, there are some things you need to do to be ready.”
MHCLG blog
What’s next? Future guidance and potential amendments
Secondary legislation is expected in 2026 to clarify specific grounds for eviction and rent increase rules. The government may issue updated guidance for students and HMO landlords. A review of the Act’s impact is expected within two years of implementation. Additionally, UK Visas and Immigration – Complete Services Overview provides context on related UK legal frameworks.
Frequently asked questions
Is the Renters’ Rights Act the same as the Renters’ Rights Bill?
Yes, the Bill was passed and received Royal Assent, becoming the Renters’ Rights Act 2025. The term ‘Bill’ is often used in searches but the correct legal name is ‘Act’.
Does the Act apply to social housing?
No, the Act applies only to private rented tenancies in England. Social housing tenants are covered by separate legislation.
Can landlords still evict tenants for rent arrears?
Yes, rent arrears remain a mandatory ground for eviction under the Act, subject to minimum arrears thresholds (typically 2 months’ rent).
Where can I get the Renters’ Rights Act Explanatory Notes?
Explanatory Notes are published by the UK Parliament on legislation.gov.uk alongside the Act.
What is the penalty for a landlord who does not comply?
Landlords may face fines, rent repayment orders, and banning orders for serious or repeated breaches.
Does the Act require landlords to accept pets?
Tenants can request to keep pets; landlords must consider the request and cannot unreasonably refuse. Landlords can require pet damage insurance.
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