The Renters’ Rights Act 2025 (“the Act”) received Royal Assent on 27 October 2025 and it has been welcomed by many due to it introducing some major changes to the private rented sector. This sector affects millions of people and the government describes it as “the least affordable, poorest quality and most insecure housing of all tenures”.
A small number of provisions within the Act took effect from 27 December 2025, however regulations were required to bring into effect the bulk of the provisions under the Act from 1 May 2026. Those regulations were passed by the government on 16 April 2026.
Below is a brief summary of some of the key changes being brought in by the Act.
Abolishment of fixed term assured tenancies and Assured Shorthold Tenancies (ASTs)
- Fixed term assured tenancies and ASTs will not be permitted from 1 May 2026.
- New assured tenancies created from this date will be Assured Periodic Tenancies (APTs), essentially a rolling tenancy based on how often rent is paid (which can be no more than 1 month). They will not have an end date and will continue to roll until the tenant provides at least 2 months’ notice to terminate or if the landlord regains possession following meeting specific grounds.
- Existing assured tenancies will convert automatically to an APT.
- Certain types of tenancies are however excluded from the Act, for example company lets, tenancies with resident landlords, tenancies with rents of less than £250 per annum (or £1,000 per annum in London) or rents exceeding £100,000 per annum.
Abolishment of Section 21 Notices to recover possession
- Under the Housing Act 1988 landlords were able to serve a Section 21 Notice seeking to evict tenants without proving that the tenant had done anything wrong.
- The Act will abolish Section 21 Notices and landlords will instead need to serve a Section 8 Notice giving a lawful reason, based on statutory grounds, as to why they want to evict the tenant.
- The statutory grounds are being widened by the Act with the introduction of new grounds, for example the sale of a dwelling-house; possession when a superior lease ends; possession by a superior landlord; student accommodation for occupation by students.
- Some of the existing statutory grounds are also being amended for example some will have increased minimum notice periods including grounds relating to rent arrears or redevelopment.
Rent reviews
- The Act will amend Section 13 of the Housing Act 1988 and mean that rents under assured tenancies can only be increased if landlords follow certain statutory procedures. A rent review clause within the tenancy agreement is not sufficient to rely upon.
- Rent increases will be limited to once per year.
- The minimum notice period to be given tenants in respect of any rent increase will also be increased to 2 months.
Rent in advance
- Lump-sum payments of rent in advance, for example paying 6 months’ rent in advance, will not be permitted.
Tenants’ right to request permission for a pet
- The Act will create a statutory right for tenants to request permission from a landlord to keep a pet at the property.
- A landlord will not be able to unreasonably refuse consent to the tenant keeping a pet and consent or refusal must be given to the tenant within 28 days of the request (subject to slight variations in timing, for example, if further information is requested from the tenant regarding the pet).
Discrimination of tenants
- The Act will prohibit a landlord from discriminating against tenants with children living with them or visiting, or against tenants who claim benefits.
Rental bidding
- The Act will prohibit landlords from inviting or accepting offers of rent higher than the amount of rent specified on any advertisement for the rental of the property.
- Failing to comply with this can result in financial penalties being imposed on a landlord.
Private rented sector database
- The Act will introduce in late 2026 a database containing details of persons who are or will become residential landlords; of dwellings which are or will become let under residential tenancies and also of persons who have received banning orders, convictions or financial penalties.
- Properties may only be marketed if there is an active landlord and dwelling entry on the database and those entries must remain active on the database throughout the tenancy.
- A breach of the database can result in financial penalties and may also prevent the Courts from granting a possession order to the landlord.
Action points for landlords;
With effect from 1 May 2026, every landlord who has an existing assured tenancy must provide their tenant with the government’s prescribed information sheet (The Renters’ Rights Act Information Sheet 2026) by 31 May 2026.
The information sheet covers the key changes to tenancy law brought in by the Act: the abolition of fixed terms and section 21, the new possession grounds, changes to rent review, and tenants’ new rights.
Failure to provide it carries a civil penalty of up to £7,000, enforceable by the local authority.
You’ll also need to provide written terms of the tenancy, for example if previously it has been a verbal agreement.
For new assured tenancies commencing on or after 01 May 2026, landlords will need to provide tenants with a written statement setting out the terms of the tenancy, including for example;
- Details of the parties
- The minimum notice period for tenants to serve a notice to terminate and a statement confirming the landlord can only terminate by obtaining a Court order for possession
- Statements relating to the landlord’s obligations to keep the property habitable, in repair and in compliance with gas and electrical safety regulations
- Information relating to the tenant’s right to request permission for a pet and applications for improvements to assist disabled occupants
It might also be prudent for a landlord to include within the written statement a statement that the landlord might wish to seek possession of the property under certain statutory grounds which require advance notice to be given to tenants. Failure to give advance notice may result in a financial penalty being imposed on the landlord.
As noted above, landlords should also ensure they add entries to the private rented sector database once introduced and to maintain those entries throughout the duration of tenancies.
The Act creates a significant overhaul of the private rented sector and there are many more changes than those summarised briefly above. Both landlords and tenants should therefore familiarise themselves with changes that might impact them personally. The government has issued guidance for landlords and also tenants which is a good place to start.
As the Renters’ Reform Act 2025 is a very new area of law with changes still being phased in, B P Collins property team and property disputes team would be happy to assist with any queries you may have. To get in touch, please email enquiries@bpcollins.co.uk or call 01753 889995.
