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Renters’ Rights Act 2025: What Landlords and Tenants Need to Know in 2026
The Renters’ Rights Act is no longer something on the horizon. Its principal tenancy reforms took effect on 1 May 2026, changing how tenancies, rents, possession and tenant requests are handled.
The Renters’ Rights Act 2025 is no longer something waiting on the horizon. Its principal tenancy reforms came into force on 1 May 2026, bringing substantial changes for landlords and tenants throughout England.
Most existing assured shorthold tenancies automatically became assured periodic tenancies on that date. New tenancies created since 1 May also follow the assured periodic model.
For landlords, this means reviewing far more than the tenancy agreement. Rent increases, possession notices, advertising, rent in advance, pets and record keeping are all affected.
For tenants, it means greater flexibility and clearer rights – but also new procedures to understand when ending a tenancy or challenging a proposed rent increase.
Assured periodic tenancies have replaced ASTs
Under the Renters’ Rights Act 2025, most private tenancies no longer have a fixed end date.
Assured periodic tenancies continue on a rolling basis, usually monthly, until the tenant gives notice or the landlord obtains possession using an appropriate statutory ground.
Existing written agreements did not have to be replaced simply because the law changed. However, landlords and managing agents were required to give relevant existing tenants the Government’s Renters’ Rights Act Information Sheet by 31 May 2026.
For tenancies created on or after 1 May 2026, the tenant must receive the prescribed written information about the key terms of the tenancy before the agreement is signed or otherwise agreed.
This information can be incorporated into a properly prepared written tenancy agreement.
Section 21 has been abolished
Landlords can no longer use Section 21 to recover possession without giving a reason. Instead, a landlord must rely on an appropriate statutory ground for possession and follow the correct Section 8 procedure. Grounds are available for circumstances including:
- The landlord intending to sell the property
- The landlord or a qualifying family member intending to live in it
- Serious or persistent rent arrears
- Breaches of the tenancy
- Property damage
- Antisocial behaviour
The notice period depends upon the ground being used.
The sale and occupation grounds cannot normally be used during the first 12 months of a new tenancy. Where one of these grounds applies, the landlord will generally need to give four months’ notice.
A possession notice does not itself end a tenancy. If the tenant does not leave, the landlord must obtain a possession order through the court.
Tenants can give two months’ notice
A tenant can end an assured periodic tenancy by giving two months’ written notice, unless a shorter period has been agreed.
The notice must normally expire on a rent-payment day or the day before it. Rent remains payable throughout the notice period unless the parties agree to end the tenancy earlier.
This greater flexibility makes it particularly important for landlords to maintain good communication, respond to repairs and keep their properties attractive to responsible tenants.
Rent increases follow one statutory process
Landlords can normally increase the rent only once in any 12-month period.
For a new tenancy, the rent cannot be increased during its first 12 months. After that, the landlord must use the prescribed Form 4A and give the tenant at least two months’ notice.
The proposed rent should reflect the open-market rent for a comparable property. Tenants have the right to challenge an increase through the First-tier Tribunal if they believe it is above the market level.
This makes evidence important. Comparable properties, the condition of the home, recent local lettings and the property’s individual features should all be considered before a notice is served.
New restrictions apply to rent in advance
A landlord or letting agent cannot ask for, encourage or accept rent before the tenancy agreement has been signed.
Once the agreement has been signed, the tenant can normally be asked for no more than one month’s rent in advance.
This is a significant change for landlords who previously accepted several months’ rent upfront, perhaps because an applicant had recently become self-employed, had moved to the UK or did not meet a conventional referencing model.
Applications now need to be considered carefully and fairly, using suitable referencing and, where appropriate, an acceptable guarantor.
Rental bidding is prohibited
Every written property advertisement must state a specific rent.
Landlords and letting agents must not invite, encourage or accept an offer above the advertised amount. If several applicants are interested in a property, the decision must be based on a fair assessment of suitability rather than an informal bidding contest.
Accurate rental valuation is therefore more important than ever. Advertising too low in the hope that applicants will offer more is no longer an option.
Landlords must consider requests for pets
Tenants have the right to ask for permission to keep a pet.
A landlord must consider the request and respond within the prescribed period, generally 28 days. A refusal must be based on a valid reason rather than a blanket “no pets” policy.
That does not mean every property will be suitable for every animal. The type of property, lease restrictions, shared areas, the animal’s needs and the effect on other residents may all be relevant.
What matters is that each request is considered properly and the decision is recorded.
Families and people receiving benefits must be treated fairly
Landlords and letting agents must not prevent or discourage someone from renting simply because they have children or receive benefits.
This includes refusing a viewing, withholding information, applying a blanket exclusion or making it less likely that the applicant will secure the property for either of those reasons.
Normal affordability and referencing checks can still be undertaken, but they must be applied fairly and consistently.
Property condition and record keeping matter more than ever
The Renters’ Rights Act 2025 has strengthened local-authority enforcement and expanded the circumstances in which tenants may seek a Rent Repayment Order.
A well-managed tenancy should have a clear record of:
- The agreed terms and prescribed written information
- Deposit protection and prescribed information
- Right to Rent checks
- Gas, electrical and energy documents
- Alarm testing
- Repair reports and responses
- Property visits
- Rent-review evidence
- Tenant requests and the landlord’s response
- Any notice or possession action
Good records are not merely an administrative nicety. They may be essential if a decision, charge, rent increase or possession notice is later questioned.
More Renters’ Rights Act changes are still to come
Not every provision of the Renters’ Rights Act is operational yet.
The Government intends to begin the regional rollout of the new Private Rented Sector Database from late 2026. Registration will become mandatory for private landlords and an annual fee will apply, although the final arrangements will be confirmed as the system is introduced.
The Government also plans a new Private Rented Sector Landlord Ombudsman. Mandatory landlord membership is currently expected in 2028, after the service has been established and given time to scale up.
Later reforms will address the Decent Homes Standard and the extension of Awaab’s Law to privately rented homes. The implementation dates for those measures remain subject to further consultation and regulations.
Landlords should therefore be wary of information that presents every announced reform as though it is already in force.
What should landlords do now?
Landlords should check that their tenancy paperwork and management processes reflect the rules in force since 1 May 2026.
Priorities include:
- Confirming that the correct assured periodic tenancy paperwork is being used
- Checking that existing tenants received the required Information Sheet
- Reviewing rent-increase procedures and evidence
- Removing outdated Section 21 processes
- Reviewing advertising, rent-in-advance and applicant-selection practices
- Introducing a clear procedure for pet requests
- Checking that safety and compliance records are complete
- Preparing property information ahead of the PRS Database rollout
It is far easier to correct an incomplete record now than to discover the problem when a tenant challenges a notice or the local authority asks for evidence.
Local advice for landlords and tenants
The Renters’ Rights Act has changed the framework for private renting, but the principles of good property management remain familiar: clear paperwork, realistic advice, prompt repairs and honest communication.
At Tracy Thorne Estates, we help landlords across Chislehurst, Sidcup, Bromley, Bexley and the surrounding areas understand their responsibilities and manage their properties with confidence.
Whether you have one former family home or an established rental portfolio, we can review your current arrangements, explain the changes and provide a management service suited to your needs.
Tenants can also speak to our team if they are unsure about their tenancy, a repair, a rent notice or the information they should have received.
To discuss your property or tenancy, call 020 8304 0997 or email property@tracythorne-estates.co.uk.