Tenant Rights: Renters' Rights Act 2025 — Major Changes from 1 May 2026

Renting a home in the private rented sector should provide safety, security, and fairness. On 1 May 2026, the Renters' Rights Act 2025 came into full effect across England, marking the most comprehensive reform of tenancy law in over thirty years. These statutory changes significantly strengthen tenant protections, eliminate arbitrary evictions, ban unfair landlord practices, and guarantee higher living standards for millions of private renters. This guide breaks down the major changes taking effect from May 2026 and explains how they protect you.

1. Permanent Abolition of Section 21 'No-Fault' Evictions

The headline reform of the Renters' Rights Act 2025 is the complete abolition of Section 21 evictions. Landlords can no longer serve 'no-fault' eviction notices to force tenants out without giving a legitimate legal reason.

Under the updated framework, a landlord can only end a tenancy by serving a notice under Section 8 of the Housing Act and proving specific statutory grounds to a court. Valid grounds include:

• Severe rent arrears (where a tenant owes significant unpaid rent).
• Anti-social behaviour or damage to property.
• The landlord genuinely intending to sell the property or move into it as their primary residence (subject to strict notice periods and initial buffer periods where evictions are barred).

2. Universal Transition to Periodic Tenancies

Fixed-term tenancies (such as 6-month or 12-month Assured Shorthold Tenancies) have been entirely abolished. From 1 May 2026, all private tenancies transition to rolling periodic tenancies from day one.

This change gives tenants unmatched flexibility:

• You can end your tenancy at any time by providing 2 months' notice to your landlord.
• You are no longer locked into lengthy fixed contracts if your personal or financial circumstances change.

3. Fair Rent Rules and Ban on Rental Bidding Wars

The Act introduces strict controls over how rents are set and increased:

• Rent Increase Limits: Landlords can only increase rent once per tax year using a formal Section 13 notice. Rent increases must align with prevailing open market rates.
• Challenging Rent Increases: If you believe a rent increase is excessive or above market value, you can challenge it at the First-tier Tribunal, which will assess local market rents.
• Ban on Bidding Wars: Landlords and letting agents are legally prohibited from encouraging, soliciting, or accepting rental offers above the published asking rent. Properties must be advertised at a fixed price.

4. Outlawing Blanket Bans on Benefits and Families

It is now illegal for landlords or letting agents to enforce blanket bans against prospective tenants based on their personal situation. Landlords cannot discriminate against individuals because they receive Universal Credit or Housing Benefit, or because they have children. Property applications must be evaluated fairly on individual affordability.

5. Right to Request a Pet

Tenants now have a legal right to request permission to keep a pet in their home:

• Landlords must consider pet requests in writing and cannot unreasonably refuse permission.
• If a landlord refuses, they must provide reasonable written grounds within 28 days.
• To protect property owners, landlords can require tenants to maintain pet insurance covering potential accidental damage.

6. Higher Housing Standards: Decent Homes Standard and Awaab's Law

For the first time, statutory quality rules are extended directly into the private rented sector:

• Decent Homes Standard: Private rented properties must meet strict criteria for safety, state of repair, modern facilities, and thermal comfort.
• Awaab's Law Extension: Landlords are legally required to investigate and fix severe hazards, such as damp and toxic mould, within mandatory statutory timeframes.

Official Information Sheet Obligation

To ensure all private renters understand their updated rights, landlords are required by law to provide existing tenants with the official 'Renters' Rights Act Information Sheet 2026' by 31 May 2026.

If you face housing disputes or need expert guidance on your tenancy, contact Shelter at shelter.org.uk or Citizens Advice at citizensadvice.org.uk.