Renters’ Rights Act 2025 - what’s changing in England

This guide is for general information only and isn’t legal advice.

The idea

The Renters’ Rights Act 2025 introduces major changes to private renting in England, with the aim of making the system more secure, transparent, and easier to navigate. It strengthens tenant protections, creates clearer routes to challenge issues such as poor conditions or unfair treatment, and gives landlords, letting agents, and property managers more formal processes to follow around tenancies, rent increases, repairs, records, and enforcement. In short, the Act is designed to give both tenants and landlords clearer rights, responsibilities, and expectations.

Who does it affect?

The Act affects most people involved in private renting in England.

For tenants, it should mean greater security, clearer rights, and more confidence to raise issues without fear of unfair eviction.

For landlords, it means more formal processes, especially around ending tenancies, increasing rent, handling repairs, considering pet requests, and keeping records.

For letting agents and property managers, it means processes, documentation, advertising, complaints handling, and communication with tenants will need to be consistent and compliant.

For local councils, the Act gives stronger enforcement powers, including the ability to take action where landlords or agents fail to follow the rules.

Where does it apply?

The Renters’ Rights Act applies to England only.

Scotland, Wales, and Northern Ireland have separate rental systems. For example, Wales already has its own framework under the Renting Homes (Wales) Act 2016.

If you rent, let, manage, or invest in property across different parts of the UK, it’s important to check which legal system applies to each property.

When did the changes start?

The first major phase of the Renters’ Rights Act came into force on 1 May 2026.

From that date, many of the core tenancy reforms apply to private rented homes in England, including changes to tenancy structure, possession rules, rent increases, rental discrimination, bidding wars, and tenants’ rights around pets.

Some parts of the Act are being introduced in phases. This means the overall direction is now clear, but some areas still depend on further rules, guidance, or implementation dates.

Key changes

1) Tenancies and how they end

One of the biggest changes is how tenancies are structured and how they can be ended.

From 1 May 2026, private rented sector assured shorthold tenancies are replaced by assured periodic tenancies. This means tenancies generally continue on a rolling basis rather than being tied to a fixed end date.

The Act also abolishes Section 21 “no-fault” evictions. This means landlords can no longer end a tenancy simply by serving a Section 21 notice without giving a reason.

Instead, landlords must rely on a valid possession ground. For example, there may be grounds where the landlord genuinely wants to sell the property, move into it, or where the tenant has significant rent arrears or has breached the tenancy agreement.

For tenants, this should provide more security. For landlords, it means the reason for ending a tenancy, the evidence behind it, and the process followed all become much more important.

2) Rent increases

The Act changes how rent increases work.

Landlords need to follow a formal process when increasing rent, including using the correct notice and giving the required notice period. GOV.UK guidance says landlords must use Form 4A and give tenants at least 2 months’ notice when increasing rent.

Tenants also have a clearer route to challenge a proposed rent increase if they believe it is above the market rent.

This does not mean rent can never increase. It means increases need to follow the correct process and should be easier for tenants to understand and challenge where appropriate.

3) Pets in rented homes

The Act gives tenants a stronger right to request permission to keep a pet.

Landlords can still refuse a request, but they need a valid reason. This should make the process more balanced, rather than allowing blanket bans without proper consideration.

In practice, landlords may need a clear pet request process, and tenants should make requests in writing so there is a record of what was asked and how the landlord responded.

4) Rental discrimination and bidding wars

The Act introduces stronger rules to prevent unfair treatment of tenants.

Landlords and agents cannot refuse to rent to someone simply because they receive benefits or have children. GOV.UK guidance also confirms that landlords and agents cannot accept offers above the advertised rent.

This is intended to make the rental process fairer and reduce pressure on tenants during the application stage.

For landlords and agents, it means adverts, screening processes, and communications with applicants need to be reviewed carefully.

5) Property standards and repairs

The Act is also part of a wider move towards improving standards in private rented homes.

This includes a stronger focus on safe, decent housing and clearer accountability where landlords fail to deal with serious hazards or poor conditions.

For tenants, this should make it easier to raise concerns and escalate issues where repairs are ignored.

For landlords, it means repair handling, inspection records, contractor communication, and evidence of action taken will become increasingly important.

6) Complaints, records, and accountability

The Act places greater emphasis on accountability.

Landlords and agents will need to keep better records, respond properly to issues, and demonstrate that they have followed the correct process.

This matters because enforcement is becoming stronger. Councils have new powers to take action where landlords or agents fail to comply with certain duties under the Act. GOV.UK guidance confirms enforcement measures apply to tenancy reforms from 1 May 2026.

In practice, this means informal or inconsistent processes are more likely to create risk.

What should tenants do now?

Tenants do not need to become legal experts, but they should understand the basics of what is changing and keep good records.

As a starting point, tenants should:

• keep copies of their tenancy agreement, rent payments, notices, and written communication with their landlord or agent
• report repairs or property issues in writing where possible
• keep photos or evidence of serious problems, especially where repairs are delayed
• check any rent increase, eviction notice, or formal request carefully before responding
• seek advice if they are unsure about their rights or feel pressured to act quickly

This is only a high-level summary. For more practical steps, see our full tenant guide: Renters’ Rights Act: what tenants need to know.

What should landlords do now?

Landlords should use this period to review documents, processes, and property management approach.

As a starting point, landlords should:

• review tenancy agreements, renewal processes, and possession procedures
• make sure rent increases are issued using the correct process and notice
• check how repair requests, complaints, and tenant communications are recorded
• review property adverts and tenant screening wording to reduce the risk of discriminatory practices
• create a clear process for handling pet requests
• make sure all safety, compliance, and property condition records are up to date

This is only a high-level summary. For a more detailed checklist, see our full landlord guide: Renters’ Rights Act: what landlords need to do.

Related guides

Coming soon:

• Renters’ Rights Act: what landlords need to do
• Renters’ Rights Act: what tenants need to know

Sources and further reading

• GOV.UK: Renters’ Rights Act overview for tenants
• GOV.UK: Renters’ Rights Act overview for landlords
• GOV.UK: Renters’ Rights Act 2025 implementation roadmap
• GOV.UK: Enforcement measures for landlords under the Renters’ Rights Act 2025