What is the Renters’ Rights Act 2025?
The 1st May 2026, saw the implementation of the long-anticipated Renters’ Rights Act 2025, which aims to provide stricter regulations for landlords. It applies to private landlords and tenants currently renting under what were previously known as Assured and Assured Shorthold Tenancies.
The law change is automatic, and applies to all current tenancies, even if your landlord does not update your rental contract or notify you of the changes. Your landlord cannot remove the rights provided in the new Act by attempting to exclude them in a new contract.
Will My Tenancy Be for the Same Period?
The new Act abolishes fixed-term tenancies, and replaces them with periodic monthly leases, known as Assured Periodic Tenancies. This means that, even if your current lease is for a set period, like a year or six-months, it will no longer have a fixed end-date. Instead, the tenancy will operate on a rolling basis. It will generally be renewed every month, or every week.
Your tenancy will be automatically renewed each month, unless you or your landlord decide to end the tenancy. You will need to provide two month’s notice if you wish to end the tenancy, and your landlord will need to provide a valid reason if they ask you to leave.
Can My Landlord Increase My Rent?
Your landlord can increase the rent, but only once every 12 months. Any rent increase must be in line with market rates, and your landlord must provide you with 2 months notice of the change. If you believe your landlord is proposing a rent change that exceeds market rate, you can challenge the change at the First-Tier Tribunal. The Tribunal may agree to set a lower rent, and cannot raise your rent more than the landlord is proposing. If you wish to challenge your landlord’s rent increase, you must do so within 2 months’ of the proposed change.
Your current tenancy may contain something known as a ‘Rent Review Clause’ which states that rent can be reassessed more frequently. However, it is now illegal for your landlord to raise the rent more than once every 12 months, even if your lease states otherwise.
When Can My Landlord End My Tenancy?
Your current tenancy may say that your landlord can evict you without a reason. This kind of eviction – known as a Section 21 or ‘no-fault’ eviction – is no longer legal. If your landlord wishes to end the tenancy, they will now require a legal justification and must issue something known as a Section 8 notice. This is a formal notification that you are required to leave, and an explanation of the legal reason why.
Some possible justifications might be:
- That you are in severe rent arrears (at least 3 months’ worth).
- That you have engaged in antisocial behaviour in or by the property.
- That you do not take reasonable care of the property.
- That you have damaged furniture in the property.
- That you were in a property linked to a specific purpose which no longer applies. For example, if you were in temporary accommodation that is no longer required.
Your landlord may also end the tenancy if they wish to sell the property, or have decided that they, or a close family member, wish to live there themselves. However, this is only legal after the first 12 months of the tenancy and you must be given at least 4 months’ notice. If you are evicted because of one of these reasons, it is then illegal for your landlord to re-let the property or to place it back on the letting market within the next 12 months.
Your landlord should usually tell you in advance if they intend to evict you. However, the exact notice period varies depending on the justification. For example, your landlord should give you at least 4 weeks’ notice if they are evicting you because of severe rent arrears, but is only required to give you 2 weeks’ notice if you are being evicted for damage to the property. If you are evicted for antisocial behaviour, there is no notice period required.
When Can I Leave My Tenancy?
If you wish to leave your current tenancy, you will normally have to provide at least 2-months’ notice. You may sometimes be able to end the tenancy sooner if your lease specifically states that shorter notice is sufficient, or your landlord has agreed in-writing to accept a shorter period.
When you wish to give your notice, you should do so in writing and ensure that the tenancy ends either the day your rent is due, or the day before.
Can a Landlord Refuse to Rent to Me Because I Receive Benefits or Have Children?
You may have previously been rejected from a property because you are looking to pay rent using Local Housing Allowance, or may have seen property listings which specifically rule out families. Under the new law, this kind of rental discrimination is illegal.
A landlord cannot refuse to rent to you because you receive benefits or have children. If you have faced this kind of discrimination you may wish to consult a Lettings Agents’ Redress Scheme. You can also report the landlord to the local council, who have the authority to fine them for rental discrimination.
What Kind of Condition Does My Rented Home Have to Be in?
The Renters’ Rights Act 2025 will extend Awaab’s Law so that it applies to privately rented properties. This means you will have the right to challenge your landlord if the conditions of your property are unsafe. For example, if there are health and safety hazards like damp or mould in the property. Your landlord must take rapid action to rectify the situation.
If your landlord fails to act, you can report them to the newly established Private Rented Sector Landlord Ombudsman, or you can challenge them in court.
Can Landlords Accept Offers of Higher Rent?
Competitive bidding wars are often a difficult stage in the rental process. Many prospective tenants offer higher rents in popular areas, and many properties are eventually let at a higher rate than the initial asking price. The new law seeks to abolish this phenomenon. It is now illegal for a landlord to accept a rental offer higher than that posted in the property listing.
Can I Keep A Pet?
The new Act means landlords can’t unjustifiably refuse to let you keep a pet, or screen out potential tenants because they are pet-owners. The new rules apply, even if your current tenancy has a ‘No Pets’ clause.
If you want to bring a pet into your rented property, you should request written permission from your landlord, with a clear explanation of what kind of pet you’d like to bring. Your landlord should normally reply within 4 weeks and can only refuse if they have a valid reason.
Some possible reasons might be:
- That the property is unsuitable for a certain type of pet. For example, if there is insufficient space to accommodate a large animal.
- That someone else in the property has an allergy to that kind of animal.
However, a general concern that the pet may cause damage, a negative past experience, or a general dislike, are not sufficient reasons to refuse a pet request.
Your landlord can’t personally charge you for coverage but they can require you to get pet insurance that covers any potential property damage.
How Can Find Me A Solicitor Help?
If you believe your landlord is failing to comply with the new terms of the Renters’ Rights Act 2025, you may wish to seek legal advice. Whether your landlord is proposing an unfair rent increase, or seeking to evict you unlawfully, Find Me A Solicitor can connect you with specialised property solicitors, who fit within your budget and personal requirements.
Written by Kristin Poole
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