The Renters' Rights Act - What's changing and when

The Renters’ Rights Bill became law on 27 October 2025, now known as the Renters’ Rights Act 2025.

The Government has since set out a phased rollout, with the first significant measures coming into force on 1 May 2026. These reforms apply to private rented housing in England, while provisions banning rental discrimination will also extend to Scotland and Wales.

Phase 1 – From 1 May 2026

1. Abolition of Section 21 evictions

Landlords will no longer be able to use Section 21 “no fault” evictions. Instead, possession must be sought using updated Section 8 grounds, including:

• The landlord or a close family member moving into the property (after 12 months)

• Plans to sell the property (after 12 months)

• Major redevelopment or demolition

• Ongoing rent arrears (at least three months overdue)

• Repeated antisocial behaviour

These changes will initially apply only to the private rented sector, with social housing to follow in Phase 2.

2. Move to periodic tenancies

All existing fixed-term and assured shorthold tenancies will automatically become rolling (periodic) agreements.

• Tenants can end the tenancy at any point with two months’ notice

• New fixed-term agreements will no longer be allowed

• Landlords may only end a tenancy using valid Section 8 grounds

3. Restrictions on rent increases

Landlords must:

• Use the formal Section 13 process (Form 4)

• Provide at least two months’ notice

• Ensure increases reflect market levels

They will not be allowed to use excessive rent hikes as a way to force tenants out. Tenants will have the right to challenge increases through the First-tier Tribunal.

4. Prohibition of bidding wars

Letting agents and landlords will be prevented from encouraging or accepting offers above the advertised rent.

5. Limits on upfront rent

It will be unlawful to:

• Request or accept rent before a tenancy agreement is in place

• Ask for more than one month’s rent in advance

6. Right to request a pet

Tenants can request permission to keep a pet, and landlords must respond within 28 days.

• Refusals must be reasonable and justified

• If further information is requested, landlords have an additional 7 days to decide once it is provided

7. Ban on discrimination

Landlords and agents will be prohibited from discriminating against:

• Families with children

• People receiving benefits

This includes both explicit practices (e.g. “No DSS” adverts) and indirect barriers. Exceptions apply where there is a valid reason, such as affordability concerns or overcrowding risks.

8. Stronger penalties and rent repayment

Enforcement measures are being significantly strengthened:

• Civil penalties of up to £40,000 for repeat offences (up to £7,000 for lesser breaches)

• Rent Repayment Orders can cover up to 24 months’ rent in serious cases

• Repeat offenders will automatically face the maximum repayment

• These orders will also extend to superior landlords

9. Written information requirements

• New tenancies must include prescribed written details (to be set out in secondary legislation)

• Existing tenants must receive a Government Information Sheet by 31 May 2026

• Verbal agreements must be formalised in writing by the same date

Phase 2 – Late 2026 to 2028

PRS Database (Stage 1)

A national database will be introduced in stages, requiring landlords to register themselves and their properties. Non-compliance may lead to penalties.

Information required will include:

• Landlord contact details (including joint owners)

• Property details (address, size, furnishing status, occupancy limits)

• Safety certificates (gas, electrical, EPC)

An annual registration fee will apply.

PRS Landlord Ombudsman (Stage 2)

A new Ombudsman service will:

• Provide free, binding dispute resolution for tenants

• Offer guidance and support to landlords

• Handle complaints more efficiently

Membership will eventually become mandatory, likely by 2028, once the service is fully operational.

Phase 3 – Decent Homes Standard (from 2035 or 2037, subject to confirmation)

The Government plans to introduce minimum quality standards across the private rented sector to ensure properties are safe and well maintained.

Proposals include:

• Minimum housing standards

• Stronger council enforcement powers

• Alignment with energy efficiency goals (such as EPC rating C by 2030, subject to review)