Renter's Rights Act 2025

1. All tenancies will become periodic tenancies (rolling tenancies)

Under periodic tenancies, tenants can stay in their home for as long as they choose. Tenants can end the tenancy by giving 2 months’ notice.

The new tenancy rules will apply to all private rented homes which means:

• all existing tenancies will automatically switch to the new system
• any new tenancy starting on or after this date will follow the new rules

If a tenant already has a written tenancy agreement, landlords do not need to change it or issue a new one. However, landlords must give tenants the government’s information sheet before 31 May 2026. Failure to do this may result in a fine of up to £7,000.

From 1 May 2026, all new tenancies (and those that have previously been verbal agreements) will need to include specific information.

2. Section 21 ‘no-fault’ evictions will end

Landlords will no longer be able to serve Section 21 or old-style Section 8 notices to evict their tenants. New mandatory and discretionary grounds for possession have been specified by the act.

Landlords will only be able to ask tenants to leave for specific reasons, such as selling their property, moving into their property themselves or utilising the accommodation for a close family member, or if the tenant has serious rent arrears or has behaved anti-socially.  There have also been changes made to the mandatory threshold for eviction for rental arrears which will increase from 2 to 3 months’ worth of arrears, and the notice period will increase from 2 weeks to 4 weeks.

You can:

• familiarise yourself with the new possession grounds to understand when and how you can lawfully regain possession
• keep clear records if you plan to sell, refurbish or move into a property to support any future possession claims
• improve tenant communication - a good relationship with your tenants will help reduce any potential disputes regarding possession

3. New rules for increasing rent

Rent increases will be limited to once a year, and landlords must give two months’ notice before any increase can be applied.

Notice must be given in writing via a formal section 13 notice.

Tenants will have the right to challenge rent rises through a tribunal if they believe them to be significantly above the market value for the property. 

You can:

• set up a rent review calendar to plan any potential rent increases in a structured way
• ensure rent increases are based on current market values to avoid any disputes
• keep clear records of any rent adjustments and their justification 

4. Stronger protections against tenant discrimination

Discrimination against tenants who receive benefits or have children will be banned to ensure that everyone is treated fairly.

You can:

• review any tenant screening processes you have in place to focus on reducing any potential discrimination
• review your tenancy documents and policies to ensure that they don’t unintentionally exclude any tenant groups
• ensure agents (if you're using one) are following the guidance on your behalf

5. New rules on pets in rentals

Tenants will also have the right to request a pet, and landlords can’t refuse without a good reason.

You can create a fair and transparent pet policy, balancing the needs of the tenant, property upkeep and property suitability.

6. Stronger council enforcement

We will have stronger powers to enforce these rules.

Fines for landlords who commit a breach or offence will be higher than before.

Later in 2026, landlords will need to register themselves and their properties on a national database. A new ombudsman scheme will also be introduced to help resolve disputes between landlords and tenants.

To prepare, you can:

• sign up for the ombudsman scheme as soon as its available as it will be mandatory
• sign up for the landlord database as soon as its available. This will also be mandatory
• make sure certificates and documents are up-to-date and satisfactory, including the:
  • Gas Safety Certificate (GSC)
  • Energy Performance Certificate (EPC)
  • Electrical Installation Condition Report (EICR)
• ensure that your records are up to date and easily accessible as missing documents could lead to compliance issues
• ensure you have a robust system in place to ensure that you don’t miss any key deadlines
• ensure you keep up to date with the implementation of the legislation
• join our mailing list to be notified of future Landlord Forum events by emailing [email protected]

In addition to the current standards set out by the Housing Act 2004, landlords will need to meet the Decent Homes Standard by making sure properties are safe, well-maintained, and free from hazards like:

• damp and mould
• poor insulation
• faulty wiring

Landlords will also need to meet the terms set out in Awaab’s Law (which will be extended to the private rented sector), requiring landlords to address damp and mould issues within set timescales.

To prepare, you can:

• conduct a property inspection to identify any potential property hazards and rectify these as soon as possible
• budget for any necessary repairs
• respond to tenant repair request promptly ensuring you meet the new legal timeframes.
• ensure that your tenants know how to contact you should there be a problem within the property.