The Renters’ Rights Act: what you need to know

The private rented sector is facing its biggest change in a generation. The Renters’ Rights Act, which received Royal Assent on 20 May 2025, introduces sweeping reforms affecting landlords and tenants across England.

Whether you have a single buy-to-let or a portfolio, it’s essential to understand what these changes mean. The government is implementing the Act in three phases, with the first and most significant wave coming into force on 1 May 2026.

The end of section 21 ‘no-fault’ evictions

Perhaps the most significant change is the abolition of section 21 ‘no-fault’ evictions. From 1 May 2026, landlords will no longer be able to end a tenancy without giving a reason.

Instead, you’ll need to rely on specific grounds for possession under a reformed section 8 of the Housing Act 1988. It’s therefore more important than ever to maintain thorough records and ensure tenancy agreements are properly drafted, so you can rely on the available grounds should the need arise.

These grounds include intending to sell the property or move back in (though neither can be used within the first 12 months of the tenancy), redevelopment, serious rent arrears of three months or more and anti-social behaviour.

A move to periodic tenancies

The Act also ends fixed-term assured shorthold tenancies. All tenancies will become periodic, rolling month by month.

Tenants will be able to give two months’ notice and leave at any time, which may lead to higher turnover and void periods. Landlords will only regain possession by establishing prescribed grounds, for example, wishing to sell or move back in.

Rent increases will be limited to once a year under the revised section 13 procedure. Factoring potential void periods into your financial projections will be key.

Stronger protections and new standards

The reforms go well beyond eviction rules. From 1 May 2026, landlords will not be able to request more than one month’s rent in advance and rental bidding – inviting or accepting offers above the advertised rent – will be prohibited.

It will also be illegal to discriminate against prospective tenants with children or those in receipt of benefits. Tenants will gain the right to request a pet, which landlords can’t unreasonably refuse, although you may require pet insurance to cover potential damage.

The database, ombudsman and Decent Homes Standard

Phase two, from late 2026, will introduce a mandatory Private Rented Sector (PRS) Database, requiring landlords to register their properties and provide safety certificates and key information.

A PRS Landlord Ombudsman will follow, with mandatory sign-up expected by 2028, providing binding redress for tenant complaints.

Phase three will extend the Decent Homes Standard and Awaab’s Law to the private rented sector for the first time. The government has consulted on a timeline of 2035 or 2037, but this hasn’t yet been confirmed.

New paperwork and administrative requirements

Landlords should also be aware of new administrative obligations. For new tenancies created from 1 May 2026, landlords must provide prescribed information to tenants in writing.

For existing tenancies with a written agreement, landlords must provide tenants with a government-published information sheet by 31 May 2026. Those with verbal tenancies must provide a written summary of the main terms by the same date.

A new suite of prescribed forms, including updated section 8 notices, will also be introduced on 1 May 2026.