Renters Rights Act 2025: What Changed from 1 May 2026

The implementation of the Renters' Rights Act 2025 on 1 May 2026 represents the most significant reform to the private rented sector in England for over thirty years. Designed to create a fairer, more balanced rental market, these changes give private renters greater security, higher housing standards, and stronger protections against unfair practices.

Ban on Section 21 'No-Fault' Evictions

The most significant change under the Act is the complete abolition of Section 21 evictions. Previously, landlords could ask tenants to leave with two months' notice without giving any reason. As of 1 May 2026, no-fault evictions no longer exist. Landlords can only evict a tenant if they can prove a specific, lawful ground for possession in court under a revised Section 8 framework. Any Section 21 notice served on or after 1 May 2026 is legally invalid.

Shift to Single Open-Ended Periodic Tenancies

Fixed-term Assured Shorthold Tenancies have been abolished. All private tenancies are now periodic from day one, running on a rolling basis (usually monthly). This change gives tenants flexibility to adapt when their life circumstances change. If you wish to leave a property, you simply need to give your landlord two months' written notice. You are no longer trapped in long fixed-term commitments if your financial situation or family needs shift.

Bans on Bidding Wars and Clear Rent Rules

To make finding a home fairer, landlords and letting agents are legally prohibited from encouraging or accepting rental bids above the advertised asking price. Properties must be listed with a clear rent figure, and accepting higher offers from prospective tenants is illegal. Rent increases are also strictly regulated: landlords can only raise rent once a year using a formal Section 13 notice with two months' advance notice. If a requested rent hike is unreasonable, you can apply to the First-tier Tribunal to determine the fair market rent.

Right to Keep Pets

The Act introduces a statutory right for tenants to request a pet in their home. Landlords must consider pet requests reasonably and cannot issue a blanket refusal without good reason. If a landlord refuses, they must provide written reasons, and tenants can challenge unreasonable refusals. To protect landlords against potential property damage, landlords can require tenants to hold pet damage insurance.

Decent Homes Standard and Awaab's Law

For the first time, the Decent Homes Standard applies directly to the private rented sector. Private properties must be free from serious health and safety hazards. Additionally, Awaab's Law has been extended to private landlords, creating strict legal timeframes to investigate and repair hazards such as severe damp, mould, and structural safety issues. Emergency repairs must be addressed within 24 hours.

Ending Discrimination Against Benefits and Families

The Renters' Rights Act makes it illegal for landlords or letting agents to enforce blanket bans against prospective tenants who receive Universal Credit or Housing Benefit, or who have children. Property applications must be evaluated fairly based on individual financial circumstances rather than broad exclusions.

Landlord Ombudsman and Property Portal

A mandatory Private Rented Sector Database and Property Portal has been introduced, allowing tenants to verify that their property and landlord comply with legal standards. Landlords must also register with an independent Landlord Ombudsman service. This provides tenants with an accessible, free route to resolve disputes over repairs, fees, or service quality without having to go through expensive court proceedings.

For comprehensive details on how these rules apply to your current or future tenancy, read The Renters' Rights Act Information Sheet on GOV.UK, explore the official Housing Hub guide, or seek tailored guidance from Citizens Advice.