Landmark Reforms To The Private Rented Sector Introduced By The Renters’ Rights Act 2025

With the Renters’ Rights Act 2025 officially taking effect on 1 May 2026, it is important for both landlords and tenants to be informed and aware of the changes that are being introduced to the private rented sector. The new system has been designed to give tenants greater protection and stability in their rented homes, while also enabling landlords to exercise their rights in a regulated manner.

The main changes in the Act can be summarised as follows:

1. The Act will put an end to fixed terms and assured shorthold tenancy agreements.
   
   All existing tenancies will automatically become periodic assured tenancies, meaning that they will continue on a rolling basis each month until terminated by consent or either the tenant giving 2 months’ notice or the landlord obtaining a possession order from the court. This has the effect of preventing tenants from being bound to lengthy terms wherein they are unable to move out of the property without rental liability for the remainder of the term.
2. Landlords will no longer be able to rely on Section 21 Housing Act 1988 to evict tenants.
   
   The colloquially known ‘no fault eviction’ will be abolished from 1 May 2026, meaning that landlords will be limited to using one of the grounds for possession under Schedule 2 Housing Act 1988, amended by the Renters’ Rights Act 2026. Some of the grounds are mandatory, meaning that the court must make a possession order if the landlord has evidenced that the ground is made out, and others are discretionary meaning that the court will grant an order where it is reasonable to do so. There are a wide range of grounds which cover instances of tenant breach of agreement as well as a change of circumstances for landlord.
3. Increases regulation by introduction of Private Rented Sector Landlord Ombudsman and Private Rented Sector Database.
   
   Tenants will be able to direct their complaints to the new Ombudsman service which will provide quick, unbiased and binding decisions to settle matters in their early stages.Landlords must register themselves onto the Private Rented Sector Database which will encourage good practice and identify where enforcement may be necessary, saving time and resources for local authorities. Failure to register may prohibit landlords from relying on certain grounds for possession.The start date for both is yet to be confirmed.
4. Rent related regulationIt will no longer be possible for landlords to request or accept payment of large amounts of rent upfront, with the maximum sum being one months’ rent acceptable once the tenancy has been signed. Once the tenancy begins, rent may only be increased unilaterally by the landlord by way of a Section 13 notice, which can only be served once a year. This is the current procedure which will remain the same on 1 May 2026, however the notice period will increase from one month to two months. Additionally, where a tenant challenges a Section 13 notice by application to the First Tier Tribunal, it will no longer be possible for the Tribunal to decide that a higher rent should apply than the amount sought in the notice where that higher amount reflects market value.
5. Renters cannot be unreasonably refused to keep a petFrom 1 May 2026, all tenants will enjoy an implied right in their tenancy agreement to request to keep a pet. The request needs to be made to the landlord in writing and the landlord will usually have 28 days to respond. However, this right only applies to existing tenants rather than prospective tenants.
6. Application of the Decent Homes Standard and Awaab’s law to the PRSTo increase regulation of housing conditions in the private rented homes and improve standards generally to prevent poor quality of living. There will be clear requirements and timeframes for landlords to comply with to ensure accountability.
7. Prevent discrimination against tenants in receipt of benefits or with childrenFrom 1 May 2026, It will be unlawful for landlords to turn down prospective tenants who are in receipt of benefits as their main source of income, or those who have children.

Going forward

Both landlords and tenants should familiarise themselves with the changes and understand how the new framework will impact their rights and responsibilities. Landlords should review their documentation to ensure compliance with the new requirements and potentially seek advice where needed to help avoid disputes arising and reduce risk. In addition to this, landlords must provide their tenants with a copy of the Renters’ Rights Act Information Sheet 2026 before 31 May 2026.

Whether you are a landlord facing a potential possession dispute or a tenant challenging a decision under the new rules, early legal advice is crucial. Our Property Disputes team specialises in resolving landlord–tenant conflicts, reviewing compliance documentation, and guiding clients through the new processes introduced by the Renters’ Rights Act 2025. For tailored advice or support with a dispute, call us on 0330 822 3451 or request a callback to speak with one of our legal experts.