The Renters’ Rights Act 2025 came into force on 1 May 2026, representing the most significant overhaul of private rented sector law in a generation. The government described it as a commitment to transform the private renting experience and to end no-fault evictions, improving conditions for 11 million renters across England and Wales.
The private rented sector currently provides the least affordable, poorest quality and most insecure housing of all tenures. The legislation is framed as a correction to that, but it places substantial new obligations on landlords. This guide sets out what you are now required to do, what you can no longer do, and the questions most likely to arise in practice.
Urgently: Send the Tenant Information Sheet: If you have an existing tenancy that started before 1 May 2026, you must provide your tenants with the official government-issued Renters’ Rights Act Information Sheet (digitally or physically). Deadline: 31 May 2026.
What has changed about the tenancy structure?
Fixed-term tenancies are abolished. All tenancies, including those currently mid-term, will be converted to assured periodic tenancies, renewing monthly on a rolling basis. There is no fixed end date. The change is automatic and does not require a new contract from you, nor can you exclude its effect by issuing one.
Tenants must give two months’ notice in writing if they wish to leave. Notice should be timed so that the tenancy ends at the end of a rent period. You, as the landlord, can no longer rely on a lease expiring as a mechanism for recovering your property; you must now rely on statutory grounds.
Can I increase my rent?
Yes, but only once every 12 months. Any increase must be in line with market rates, and you must give two months’ notice before the change takes effect. If your current tenancy contains a rent review clause that allows more frequent increases, that clause is now unlawful and cannot be enforced.
Important: Rent increases perceived as above market rate can be challenged by the tenant at the First-tier Tribunal. The Tribunal may set a lower figure and, crucially, cannot raise the rent beyond what you proposed. A tenant may challenge the increase before the date on which the proposed new rent is due to start. Any challenge must be brought within two months of the proposed increase. Rent increases intended to force tenants out will be scrutinised as a form of backdoor eviction. Separately, the Act limits the amount of rent you can request in advance. You may ask for up to one month’s rent in the period between signing and the tenancy beginning. Demanding larger advance payments is no longer permitted.
When and how can I recover my property?
Section 21 ‘no-fault’ evictions are abolished entirely. You can only end a tenancy by serving a Section 8 notice, which must specify a valid statutory ground. General dissatisfaction with a tenant, a desire to renegotiate terms, or the expiry of a fixed-term lease are no longer sufficient. Below are the principal grounds available to you:
- The tenant is in serious rent arrears of at least three months
- The tenant has engaged in antisocial behaviour at or near the property
- The tenant has failed to take reasonable care of the property
- The tenant has damaged furnishings in the property
- The property was linked to a specific purpose that no longer applies
If you wish to sell the property, or if you or a close family member intends to move in, you may serve notice on those grounds but not within the first 12 months of the tenancy. You must give at least four months’ notice. After evicting on these grounds, it is illegal to re-let the property or place it back on the lettings market for 12 months.
Do I have to accept tenants on benefits or with children?
Yes. It is now illegal to refuse a prospective tenant because they receive Local Housing Allowance or other benefits, or because they have children. This applies equally to letting agents acting on your behalf. Property listings that exclude these groups are also unlawful.
Tenants who face this kind of discrimination may refer the matter to a Lettings Agents’ Redress Scheme or report you to the local council, which has the authority to issue fines. The obligation to consider all prospective tenants equally is not optional and cannot be overridden by contract.
What are my obligations regarding the condition of the property?
Awaab’s Law, previously applicable only to the social rented sector, has been extended to private landlords. You are now legally required to address health and safety hazards on your property promptly. Damp, mould, and structural defects fall within the scope.
If you fail to act, tenants may refer the matter to the newly proposed Private Rented Sector Landlord Ombudsman, which has powers to resolve disputes quickly and impartially, or pursue a remedy through the courts. The Ombudsman also maintains a Private Rented Sector Database registration, which will help you demonstrate compliance and give confidence in your legal standing.
Can I accept higher rent bids from prospective tenants?
No. Competitive rental bidding is now prohibited. You cannot accept an offer of rent that exceeds the price listed in your property advertisement, regardless of whether a prospective tenant volunteers a higher sum. Your advertised rent is the maximum rent you may accept.
Can I refuse to allow a tenant to keep a pet?
Not without a valid reason. Tenants may request written permission to keep a pet, and you must respond within four weeks. A blanket ‘no pets’ clause, even in a current tenancy, can no longer be enforced. Refusal is only lawful where there is a genuine, specific justification, for example, insufficient space for a large animal, or an allergy affecting another occupant.
A general concern about potential damage, or a personal dislike, is not a valid ground for refusal. You may, however, require the tenant to obtain pet insurance covering property damage. You cannot personally charge additional fees to cover that risk.
LEGAL SUPPORT FOR LANDLORDS
How Find Me A Solicitor Can Help
The Renters’ Rights Act 2025 has materially altered the legal landscape for every private landlord in England. Whether you are navigating your first Section 8 notice, responding to a rent challenge at the First-tier Tribunal, or simply seeking to understand where your obligations now begin and end, the right legal advice can be the difference between a dispute resolved and a costly mistake.
Find Me A Solicitor gives you direct access to experienced property law specialists with the expertise to guide you through this new framework, protect your interests, and ensure you remain fully compliant. We match you to the right expert for your specific situation, within your budget and on your timeline.
Don’t wait until a dispute escalates. The earlier you seek advice, the more options you have.
Written and researched by Lukundo Siwila
Contact us today at findmeasolicitor.co.uk