Quick answer
The Renters' Rights Act 2025 turned private tenancies in England into assured periodic tenancies with no fixed end date, abolished section 21 'no fault' evictions, limited rent increases to once a year through the section 13 process, banned rental bidding and most rent in advance, and gave tenants the right to request a pet. The main changes started on 1 May 2026.
- Main tenancy changes in force from 1 May 2026.
- Section 21 abolished; landlords must use section 8 grounds.
- Rent increases once a year via Form 4A with at least 2 months' notice.
- No rent before signing; advance rent limited to 1 month after signing.
- Landlords must not refuse tenants because they receive benefits or have children.
When the Renters' Rights Act took effect
The Act received Royal Assent in October 2025. The tenancy reforms covered on this page apply to private tenancies in England from 1 May 2026. Existing tenancies changed automatically on that date and landlords with written agreements had to give tenants the government Information Sheet by 31 May 2026.
Some parts of the reforms, such as the private rented sector database, the landlord ombudsman and new property standards, are being introduced in later phases. Check GOV.UK for the latest timetable.
1. All private tenancies became periodic
Assured shorthold tenancies and fixed terms have gone for private lets in England. Tenancies now run on a rolling weekly or monthly basis as assured periodic tenancies. Any end date in an agreement no longer applies.
Tenants can leave by giving up to 2 months' notice in writing. Landlords and tenants can agree a shorter period in writing.
2. Section 21 'no fault' evictions ended
Landlords can no longer evict tenants without a reason. They must serve a section 8 notice using one or more grounds for possession, give the correct notice period, and apply to court if the tenant does not leave.
New and updated grounds include selling the property (ground 1A) and moving in yourself or a close family member (ground 1). These need 4 months' notice and cannot be used to end a tenancy within the first 12 months.
The mandatory rent arrears ground (ground 8) now requires at least 3 months' arrears, or 13 weeks for weekly rent, both when notice is given and at the hearing, with 4 weeks' notice.
3. Rent increases, rent in advance and bidding
- Rent increases: once a year, not in the first 12 months, using Form 4A with at least 2 months' notice. Tenants can challenge an increase above market rent at the First-tier Tribunal. Read the section 13 guide.
- Rent in advance: a landlord cannot ask for, encourage or accept rent before the agreement is signed. After signing, the maximum is 1 month's rent in advance.
- Rental bidding: written adverts must state a rent and landlords cannot encourage or accept offers above the advertised rent.
4. Pets and fairer access to renting
Tenants can ask to keep a pet. The landlord must consider the request and can only refuse for a valid reason, and should give that reason.
Landlords and agents must not discriminate against people because they receive benefits or have children, in addition to existing Equality Act protections.
5. Stronger enforcement
Local councils have new powers to investigate and fine landlords who break the rules. For example, failing to give the required written information before a new tenancy can lead to a fine of up to £7,000.
The list of offences for which tenants can claim a rent repayment order has been expanded, and the maximum award has increased from 1 to 2 years' rent.
Landlord checklist after the Renters' Rights Act
- Confirm every existing tenant received the Information Sheet or written terms.
- Use an assured periodic tenancy agreement for every new let.
- Remove fixed terms, break clauses and section 21 wording from templates and processes.
- Plan any rent increase around the once-a-year section 13 rule.
- Update adverts to show a fixed asking rent and stop accepting higher bids.
- Have a fair process for pet requests and record your reasons.
- Keep deposit protection, gas, electrical and EPC documents up to date.
Tenant checklist after the Renters' Rights Act
- Check you received the Information Sheet (existing tenancy) or the required written information (new tenancy).
- Know your notice: you can normally leave with 2 months' notice in writing.
- If you receive a rent increase, check it uses Form 4A, gives 2 months' notice and is not more than once a year.
- If you get an eviction notice, check the ground, the notice period and whether your deposit was protected.
- If you want a pet, ask in writing and keep a copy of the reply.
- Report repairs in writing and keep records. See our guide on recording repairs.
Before and after: the key changes in one table
| Topic | Before 1 May 2026 | From 1 May 2026 |
|---|---|---|
| Tenancy type | Assured shorthold, often fixed term | Assured periodic, no end date |
| No fault eviction | Section 21 available | Abolished |
| Selling or moving in | Section 21 or ground 1 | Grounds 1 or 1A, 4 months' notice, not in first 12 months |
| Mandatory arrears ground | 2 months' arrears | 3 months' arrears, 4 weeks' notice |
| Rent increases | Rent review clauses common | Section 13, once a year |
| Rent in advance | Often several months | None before signing, max 1 month after |
| Rental bidding | Common in busy markets | Banned |
| Pets | Landlord could refuse | Must consider, refuse only for a valid reason |
| Benefits and children | Blanket bans seen in adverts | Discrimination prohibited |
What is still to come
Several parts of the Act are being introduced after the main tenancy changes. These include a new private rented sector database that landlords will need to register on, a landlord ombudsman for resolving tenant complaints, applying the Decent Homes Standard to private renting, and extending Awaab's Law on hazards such as damp and mould to the private sector.
Timings for these later phases are set by the government. We will update this page as dates are confirmed. In the meantime, keeping clear records of repairs, safety checks and communication puts both landlords and tenants in a strong position.
Who the Act does not cover
The private tenancy changes do not apply in the same way to every arrangement. Different rules apply if you:
- rent from a housing association or local council,
- live in student halls of residence,
- are a lodger in your landlord's home. See our lodger agreement guide,
- live in Wales, Scotland or Northern Ireland.
Penalties under the Renters' Rights Act
Councils can impose civil penalties for breaches of the new rules. Under government guidance, a 'breach' can lead to a penalty of up to £7,000, and an 'offence' can lead to prosecution or a civil penalty of up to £40,000. Examples include:
- failing to give the required written information: up to £7,000,
- rental bidding or discrimination breaches: up to £7,000, with repeat breaches treated more seriously,
- reletting or remarketing within 12 months after using the selling or moving in grounds: civil penalty,
- illegal eviction or harassment: prosecution or up to £40,000,
- licensing offences: up to £40,000 from 1 May 2026.
Common questions
When did the Renters' Rights Act come into force?
It became law in October 2025. The main tenancy changes for private renting in England started on 1 May 2026, with other parts following in later phases.
Does the Renters' Rights Act apply in Wales or Scotland?
No. The tenancy reforms apply to England. Wales and Scotland have their own renting laws.
Can a landlord still evict a tenant?
Yes, but only with a legal reason (a ground for possession), the correct notice and, if the tenant does not leave, a court order. Self-help eviction is illegal.
Do landlords need new tenancy agreements because of the Act?
Not for existing tenancies with a written agreement, but they had to give the Information Sheet. New tenancies need the required written information, usually in a new-style agreement.
How often can rent go up under the Renters' Rights Act?
Normally once a year, using Form 4A with at least 2 months' notice, and not within the first 12 months of a new tenancy.
Is there a cap on rent increases under the Renters' Rights Act?
There is no fixed percentage cap. Increases are limited to once a year and tenants can challenge an increase above market rent at the First-tier Tribunal.
Do I still need to give tenants the How to Rent guide?
The How to Rent guide was withdrawn on 1 May 2026. Landlords now give the required written information or the Information Sheet instead. Read what replaced the How to Rent guide.
Can a landlord relet after using the selling ground?
Not within 12 months. After using the selling or moving in grounds, a landlord cannot relet or remarket the property during the 12 month no-let period.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
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