The Renters' Rights Act 2025 (c. 31) is the biggest shake-up to landlord and tenant law in England in over 30 years. Passed in September 2025, the Act comes into force on 1 May 2026 and fundamentally changes how you let residential property. Whether you own one buy-to-let or manage a portfolio, you need to understand what is changing and what it means for you. This guide breaks it all down in plain English.
The End of Section 21
Section 21 "no-fault" evictions are abolished. From 1 May 2026, you can no longer serve a Section 21 notice to end a tenancy without giving a reason. Instead, all possession claims must be made under Section 8 of the Housing Act 1988, which requires you to prove one or more specific grounds for possession. This means you will always need a valid legal reason to ask a tenant to leave, whether that is rent arrears, anti-social behaviour, wanting to sell the property, or wanting to move in yourself. The days of simply giving two months' notice with no explanation are over.
All Tenancies Become Periodic
Fixed-term assured shorthold tenancies (ASTs) are a thing of the past. Under the RRA, all tenancies automatically become periodic tenancies that roll on a month-to-month basis. There are no more fixed terms, no more break clauses, and no more automatic renewal dates. Tenants can end the tenancy at any time by giving two months' written notice. Landlords, on the other hand, can only end the tenancy by applying to the court using one of the permitted Section 8 grounds. This shift gives tenants far greater flexibility while requiring landlords to follow a formal process to regain possession.
New Rules on Rent Increases
Rent can only be increased using a Section 13 notice. You can increase rent once per year and must give at least two months' notice. The increase must reflect market rent. You cannot use rent review clauses in the tenancy agreement to increase rent outside this process. Tenants have the right to refer any proposed increase to the First-tier Tribunal (Property Chamber), which will determine whether the proposed rent is reasonable by reference to the open market. If the Tribunal decides the increase is too high, it will set the rent at the level it considers appropriate.
Tenants Can Request Pets
Tenants now have the right to request permission to keep a pet at the property. You must respond to a pet request in writing within 28 days. You cannot unreasonably refuse, and if you do refuse, you must give reasons. However, you can require the tenant to take out pet damage insurance to cover any damage caused by the animal. If you do not respond within 28 days, consent is treated as given. This is a significant change and you should have a pet consent process ready before the Act comes into force.
Deposit Rules
The rules on tenancy deposits remain largely the same, but they are worth restating. You can take a maximum deposit of five weeks' rent where the annual rent is under 50,000 pounds, or six weeks' rent where it is 50,000 pounds or more. The deposit must be protected in a government-approved scheme within 30 days of receipt. You can only request a maximum of one month's rent in advance. These limits are unchanged from the Tenant Fees Act 2019 and continue to apply under the RRA.
Written Statement of Terms
Landlords must provide tenants with a written statement of tenancy terms. This is not necessarily a full tenancy agreement, but a document that sets out the key terms of the tenancy as prescribed by the government. In addition, you must give existing tenants the government's prescribed information sheet by 31 May 2026. For new tenancies starting on or after 1 May 2026, the information sheet must be provided at the start of the tenancy. Failure to provide these documents could affect your ability to serve valid notices.
The PRS Database
The government is creating a new Private Rented Sector (PRS) database where all landlords and their properties must be registered. The database is not yet operational, but registration will be mandatory once it launches. The purpose is to give tenants, councils, and the government better visibility of who is renting property and whether they are compliant. Fines are expected for landlords who fail to register. Keep an eye on government announcements so you can register as soon as the database opens.
Decent Homes Standard and Awaab's Law
For the first time, the Decent Homes Standard is being extended to the private rented sector. This means your property must meet minimum standards for repair, thermal comfort, modern facilities, and freedom from serious hazards. On top of this, Awaab's Law is being applied to private landlords, which sets strict timeframes for responding to reports of damp, mould, and other hazards that affect health. If a tenant reports a hazard, you will have a prescribed number of days to investigate, a further period to begin repairs, and a deadline to complete them. Failure to comply could result in enforcement action by the local authority.
What You Need to Do Now
The changes under the RRA are significant, but they are manageable if you prepare. Here is what you should do before 1 May 2026. Review your tenancy agreement and check whether it references Section 21, fixed terms, or break clauses that will become obsolete. Make sure you understand the new Section 8 possession grounds and the notice periods for each. Check that all your compliance documents are in order, including your Gas Safety Certificate, EICR, EPC, deposit protection, and the How to Rent guide. Prepare a pet consent process and a template response letter. And keep an eye on the PRS database launch so you can register promptly.
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