The Renters’ Rights Act 2025 is set to usher in a new era for private renting and represents the most significant change to the sector in almost 40 years.
The new law aims to provide renters with stronger rights and better protections, and the changes will directly affect how landlords must manage their tenancies.
Landlords will be directly responsible for sticking to the new rules, and councils are being given more powers to crackdown on those that don’t.
They key changes affecting landlords which take effect on 1 May 2026, include:
Abolition of Section 21 “no fault” evictions.
Landlords will no longer be able to evict tenants without a specific, legally-valid reason. This will provide greater security for tenants, empowering them to challenge poor practice and unfair rent increases without fear of eviction.
A ban on fixed-term assured tenancies.
Tenancies will roll over until either party chooses to end it. Renters will be able to end a tenancy at any point by giving two months’ notice. Landlords will be able to end a tenancy by using a specific, legally-defined reason, known as a “possession ground”.
Introduction of a 12-month protected period at the beginning of a tenancy.
During this time, landlords will not be able to evict tenants to enable them to move in or sell a property.
An end to discrimination against prospective renters who have children or receive benefits.
This will make it illegal for landlords to act in such a way.
Putting an end to rental bidding wars
Landlords will be prevented from asking for, encouraging or accepting bids above the advertised rent prices.
Restrictions on upfront rent payments
Landlords will be able to request a maximum of one month’s rent upfront.
A limit on the frequency of rent rises
Landlords will only be able to increase rents once per year.
To ensure they are prepared, landlords should familiarise themselves with the changes by reading guidance issued by the government. The guidance can be accessed at https://housinghub.campaign.gov.uk/renting-is-changing/
Later phases of change, also forming part of the new law, will include measures such as a Private Rented Sector (PRS) Database containing details of all landlords and rental properties in England so that a tenant can check who they are renting from, and a PRS Ombudsman to help renters sort complaints against landlords quickly and fairly without needing to go to court.