The Renters’ Rights Act 2025 explained in plain English, without the jargon. This is the biggest change to renting in England in 40 years. Here is what it actually means for you.
The Act became law on 27 October 2025, setting the stage for the largest reform of the private rented sector in 40 years. The most significant changes took effect on 1 May 2026, affecting all existing and new private tenancies in England.
If you rent privately in England, your rights changed automatically, on that date, whether or not your landlord told you, and whether or not your tenancy agreement reflects the new rules. You did not need to sign anything new. The law simply changed.
This guide covers every major change, what it means in practice, and what you can do with each new right.
1. Section 21 “no-fault” eviction is gone
This is the headline change. From 1 May 2026, your private landlord cannot give you a Section 21 eviction notice. This means most “no fault” evictions have ended. Instead, your landlord needs a reason to evict you. They must use a Section 8 notice.
Before this change, your landlord could ask you to leave simply because they wanted the property back, no reason required, just two months’ notice. That route is now closed.
The Act abolished Section 21 for both new and existing tenancies on 1 May 2026. The government justified this by saying “this single date will prevent a confusing two-tier system, and give all tenants security immediately.”
What this means in practice: You cannot be asked to leave “for no reason.” Complaining about repairs, asking about your rights, or simply having lived somewhere for years are no longer grounds to lose your home.
One important exception: You could still be evicted if you received a valid Section 21 notice before 1 May 2026. If that applies to you, check the date on your notice urgently.
2. Your tenancy is now open-ended and no more fixed terms
As of 1 May 2026, assured shorthold tenancies no longer exist and tenants instead have assured periodic tenancies with greater security that they provide. The Act also abolishes fixed-term assured tenancies, with tenants moving to a system of rolling or periodic tenancies.
In plain English: your tenancy no longer has an end date. It continues until either you choose to leave or your landlord has a legal reason to end it.
Tenants can now end the tenancy at any time with two months’ notice to expire at the end of a rent period. Landlords can only terminate if they have a valid Section 8 ground.
If you signed a fixed-term tenancy agreement before 1 May 2026, it is now a periodic assured tenancy. You have better protection from eviction because your landlord needs a reason to evict you. Even the words “assured shorthold tenancy” on your agreement no longer apply, you automatically have the stronger rights, regardless of what your paperwork says.
3. Your landlord now needs a legal reason to evict you
When a landlord does want possession, they must use a Section 8 notice and cite a specific legal ground. From 1 May 2026, landlords must use the new Section 8 notice process if they want a tenant to leave, using the grounds for possession that apply on and after this date.
Common legitimate grounds include genuine rent arrears, serious anti-social behaviour, the landlord needing the property back to live in themselves, or selling the property. Each ground has specific notice periods attached.
Sections 4 to 6 of the Act narrow the grounds for eviction and possession by a landlord, and require four months’ notice before any eviction for sale of a property, housing a family member, or moving back in.
What this means in practice: If you receive a Section 8 notice, the ground your landlord cites must be genuine and provable. You have the right to challenge it in court.
4. Rent increases now follow strict rules
A landlord may only increase rent once in any twelve month period. The twelve month restriction runs from the date the last increase took effect, not from the date the previous notice was served.
Rent review clauses in existing tenancy agreements cannot be used for new rent increases after 1 May 2026. Landlords must instead use the Section 13 process, meaning rent can only be increased once per year on at least two months’ written notice using the new Form 4A.
That clause in your tenancy agreement saying rent increases by 3% every April, it no longer has legal force. Your landlord must use Form 4A, the official government form, every single time. If they don’t, the increase is not enforceable and you are not obliged to pay it.
If you think the proposed increase is above market rate, you can challenge it at the First-tier Tribunal for £47. The Tribunal can only confirm or reduce the increase, it cannot set it higher. Your rent stays frozen at the old amount while the case is pending, with no backdating. For a full breakdown of this process, see our guide to Form 4A rent increase notices.
5. Rental bidding wars are banned
From 1 May 2026, any advert to let a property must specify the proposed rent. Landlords cannot ask for or accept bids above this advertised amount.
Landlords must list a property for rent at a fixed figure and cannot ask for or accept bids above this amount.
If you are looking for a rental property and an agent or landlord tells you that there are other applicants offering above the asking rent, or implies you should offer more to secure it, that is now unlawful. You can report it to your local council’s housing enforcement team.
6. Advance rent is capped at one month
Payment of advance rent is capped at one month for tenancies which commence after 1 May 2026.
Before the Act, some landlords demanded three, six, or even twelve months’ rent in advance effectively pricing out anyone without substantial savings regardless of their income. That practice is now prohibited. A landlord can ask for one month’s rent in advance alongside a deposit. Nothing more.
7. You can ask to keep a pet and your landlord cannot simply say no
Landlords may no longer unreasonably withhold consent if a tenant requests a pet in the property, and must respond to a request within 28 days. Any refusal must be supported by valid reasons, rather than applied as a blanket policy.
“No pets” clauses in tenancy agreements do not apply now. You can still ask your landlord to have a pet even if your tenancy agreement says no pets.
The landlord can still say no but they must have a genuine reason. “We don’t allow pets” is no longer sufficient on its own. They have 28 days to respond. If you believe a refusal is unreasonable, you can challenge it. Your landlord may require you to take out pet damage insurance as a condition of consent.
8. Discrimination against families and benefit claimants is banned
A ban is introduced on discriminating against prospective tenants who have children or who receive benefits.
While landlords may still decline tenants with children or those receiving benefits in certain cases, this must be objectively justified, for example to comply with insurance terms. Landlords must not discriminate unlawfully.
Adverts that say “no DSS” or “no children” are now unlawful. If you believe you have been refused a property on one of these grounds without a valid reason, you can report it to your local authority.
9. What’s coming next — Phase 2 and Phase 3
Phase 2 will begin in late 2026 and includes the Landlord Ombudsman and a new Private Rented Sector Database.
The database will require all private landlords to register, making it easier to identify who owns what and hold rogue landlords accountable. The Ombudsman will provide an alternative dispute resolution route that doesn’t require going to court.
Following the tragic death of two-year-old Awaab Ishak in December 2020 due to prolonged mould exposure, Awaab’s Law will extend to the private rented sector in Phase 3, with new obligations requiring landlords to handle hazards such as mould and damp within specific time periods.
Your rights at a glance
| What changed | What it means for you |
|---|---|
| Section 21 abolished | Can’t be evicted without a legal reason |
| Periodic tenancies only | No more fixed-term end dates |
| Rent increases via Form 4A only | One increase per year, two months’ notice, challengeable for £47 |
| Bidding wars banned | Advertised rent is the maximum |
| Advance rent capped | Maximum one month upfront |
| Pets | Can request, landlord cannot blanket-refuse |
| Anti-discrimination | No refusal based on children or benefits receipt |
How RentVerify fits in
The rent increase rules are the area where tenants are most likely to need practical help right now. Knowing your rights is step one but when a Form 4A lands on your doormat, you need to know quickly whether the proposed rent is actually above market rate, and whether the notice is legally valid.
RentVerify checks your proposed increase against ONS data for your postcode and validates your Form 4A, free, in under two minutes. If it’s above market rate, you can generate a First-tier Tribunal challenge letter for £4.99.
Check your rent increase — free →
This article is for general information only. RentVerify is an information tool and is not regulated by the Solicitors Regulation Authority. Nothing in this article constitutes legal advice. For advice specific to your circumstances, contact Shelter England on 0808 800 4444 or consult a qualified solicitor. Information correct as of 25 May 2026.