The Renters’ Rights Act Unpacked
The Renters’ Rights Act 2025 has been introduced to the England and Wales rental market to give tenants more security, better standards and clearer protections whilst still allowing landlords to recover their properties in genuine cases. Whether it achieves all it set out to do will be seen over time, but what is clear is that it brought more changes to renting in England and Wales than has been seen in decades. To help you understand how it might affect you, read on
No more no-fault evictions
From 1 May 2026, Section 21 ‘no-fault’ evictions will not exist. This means landlords can no longer evict you without a valid reason under specific grounds (like rent arrears or property sale). This gives the tenant greater security, allowing you to stay in your home longer, so long as you meet tenancy terms.
All tenancies become periodic
From 1 May 2026, all fixed-term assured shorthold tenancies (ASTs) end and become ‘rolling periodic tenancies’. This means that the tenant will be in a periodic tenancy that’s rolling month-to-month without an end date. You can serve notice to leave with two months’ notice, and a landlord needs to give you four months’ notice.
Rent increases limited
Rent increases imposed by landlords will occur via a Section 13 notice and can be imposed annually. It should be noted, increases will only occur once a rigorous review has been completed to ensure the market rent is fair and appropriate. The new rate will apply from the notice date, which will be 2 months. If a tenant wants to dispute the rent increase, they can challenge it at a tribunal.
Maximum one month's rent upfront
Gone are the days of multiple months’ rent upfront as a deposit. Landlords can now no longer ask for more than one month’s rent in advance. This reduces barriers to entry and makes moving more affordable.
Stronger protections for pets
Pets cannot be blanket banned, and all requests must be considered by the landlords ‘reasonably’. There might be certain stipulations added to your rental agreement to safeguard the property, but you should now be able to rent with pets more easily. Some block management provisions in apartment blocks may still prohibit pets.
Complaints Ombudsman soon to be introduced
The introduction of the Private Rented Sector Landlord Ombudsman aims to offer quick, binding resolutions for disputes, free for tenants. Its role is to give impartial support if issues arise with repairs or management.
Bans on bidding wars and discrimination
Rental auctions are prohibited, and landlords must accept listed rent offers. Landlords cannot refuse tenants based on benefits or children, creating a marketplace that’s fairer to everyone. However, proof of affordability is still required and the referencing criteria must be passed.
Database and enforcement boost soon to be introduced
All landlords will need to register on a database for more transparency, and local councils are getting stronger powers to help crack down on bad practice and poor standards.
What this all means for you
The Renters Rights Act is coming into force to help bring fairness and security for tenants within the English and Welsh property rental market. It comes into force from May 2026, and it aims to curb surprises, make it easier to challenge issues, and ensure better quality homes. If you would like to find out more, or just talk through what this means to your situation, please get in contact with us, and we’ll be delighted to help.