The Renters’ Rights Act 2025 – what has changed and what is coming next

The Renters’ Rights Act 2025 is now in force, bringing significant reform to the private rented sector. With the key provisions having taken effect on 1 May 2026, landlords and agents should now be operating within the new framework.

What has changed?

Periodic tenancies now apply across the board

All assured shorthold tenancies have automatically converted into periodic assured tenancies. Fixed terms no longer apply, and rent periods are capped at one month. Existing tenancies have transitioned automatically, as the transition applies retrospectively to all tenancies, including those granted before 1 May 2026.

Where historic tenancies provided for longer rent periods, landlords are now required to apply a statutory formula to calculate the equivalent monthly rent for the periodic tenancy.

Abolition of section 21

Section 21 ‘no fault’ evictions have now been abolished. It is no longer possible to serve a valid section 21 notice.

For section 21 notices served before 1 May 2026, landlords must issue possession proceedings by 31 July 2026. After that point, those notices can no longer be relied upon.

Revised section 8 possession regime

Landlords must now rely entirely on section 8 of the Housing Act 1988, using the updated notice procedure and prescribed form.

In addition to existing fault-based grounds (such as rent arrears, anti-social behaviour and breach of tenancy obligations), new and expanded grounds allow landlords to recover possession where they intend to sell the property or where they (or a close family member) wish to move into it.

In scenarios where a landlord wishes to repossess based on rent arrears, the threshold for arrears has increased. The tenant must owe at least three months’ rent (or 13 weeks’ rent for more frequent payment periods), both when notice is served and at the hearing. If arrears fall below that level, the ground will not succeed.

Rent increases – a single statutory route

Contractual rent review provisions are no longer effective. All increases must now be made using the statutory section 13 procedure.

This limits rent increases to once every 12 months and requires at least two months’ notice to be given using the prescribed form. Tenants have the right to refer proposed increases to the First-tier Tribunal, which may confirm or reduce (but not increase) the proposed rent.

Letting practices and requirements

It is now unlawful to let a property at more than the advertised rent or to invite tenants to bid above it.

Landlords are also subject to new information requirements. For existing tenancies, a government information sheet must have been provided by 31 May 2026 to tenants. For new tenancies, additional prescribed information must be given at the outset. Financial penalties may apply for non-compliance.

Tenants also now have the right to give two months’ notice to end their tenancy at any time.

Pets and discrimination

Tenants may request consent to keep a pet, and landlords must respond within 28 days. Consent must not be unreasonably refused, and once granted cannot be withdrawn.

Updated provisions also prohibit discrimination against prospective tenants on the basis that they have children or receive benefits.

Further changes

Further elements of the new regime are expected to follow. A national landlord database, anticipated from late 2026, will require landlords to register themselves and their properties, including safety certification and key property details. Registration will be subject to a fee.

In addition, a mandatory private rented sector ombudsman scheme is expected to be introduced by 2028. This will provide a formal route for resolving tenant complaints and will require landlords to register as members.

A new era

The new regime marks a shift towards a more structured and regulated private rented sector, with an emphasis on transparency and formal processes. While the core changes are now in force, further developments over the next 12–24 months will add additional layers of complexity.

To ensure that you are up to speed with the new processes, please do not hesitate to contact the real estate disputes team for assistance.