Renters’ Rights Act: What Landlords and Tenants Must Know

Renters’ Rights Act: What Landlords and Tenants Must Know

In October 2025 the Renters’ Rights Act received Royal Assent, paving the way for the biggest overhaul to private renting in England for decades. GOV.UK+2GOV.UK+2 The government estimates around 11 million private renters and 2.3 million landlords will be affected. GOV.UK+1

Below is a breakdown of the key changes, what they mean and how you should prepare.

 

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What is changing?

Tenancy structure
Fixed-term assured shorthold tenancies will be largely phased out and replaced by rolling or periodic tenancies (week-to-week or month-to-month) in which the tenant can remain until either they or the landlord give proper notice. The Act also abolishes the controversial “no-fault” eviction under Section 21 of the Housing Act 1988. MHCLG in the Media+1

Eviction grounds
Landlords will now need to rely on clear and valid grounds (such as rent arrears, anti-social behaviour, Landlord or family needing the property) via a Section 8 notice. Arbitrary or no-fault termination will no longer be permitted. NRLA+1

Rent increases and bidding
Rent rises will be limited to once per year and must be justifiable. The practice of “bidding wars” (letting tenants bid above the listed rent) will be banned: landlords and letting agents must publish a single asking rent and cannot accept higher bids. GOV.UK+1

Pets
Tenants will have the right to request keeping a pet and landlords cannot unreasonably refuse. This is an important change for tenant lifestyle flexibility. GOV.UK

Registration and landlord database
A new regulatory regime will require landlords to register themselves and their properties on a Private Rented Sector (PRS) database. Marketing properties without registration will become unlawful. Pinsent Masons+1

Standards of property condition
The Act paves the way for the introduction of a Decent Homes Standard for the private rented sector and extends “Awaab’s Law” (requiring landlords to address serious hazards promptly) to private renters. Pinsent Masons

Discrimination
The Act prohibits landlords or letting agents discriminating against tenants on benefits, with children or in other protected groups. GOV.UK

 

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When will the changes come into effect?

Implementation will be phased. Key measures begin from 1 May 2026 for many private tenancies. MHCLG in the Media+1 Subsequent phases — such as the database and ombudsman scheme — are scheduled later (2028 and beyond) so landlords have time to prepare. NRLA

 

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What this means for landlords

· Update your tenancy agreements so they comply with rolling tenancy requirements rather than fixed-term only agreements.

· Review your possession grounds and legal strategy for evictions, since Section 21 notices will be restricted.

· Ensure any rent increase policy is compliant: only once per year, at market rate, with right to challenge.

· Review and set up systems to handle pet requests.

· Prepare for registration on the new landlord/property database and ensure all your properties and landlord details are compliant.

· Check property condition and begin any required improvement works to meet updated standards and avoid enforcement issues.

· Monitor your letting and marketing process to ensure you are not involved in discriminatory practices or rental bidding.

· Keep detailed records of rent increases, pet permissions, and tenancy notices — the new regime will enable greater enforcement and transparency.

 

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What this means for renters

· Increased security of tenure, with no-fault evictions removed and more flexible periodic tenancy arrangements.

· Ability to challenge unfair rent increases and prevention of bidding wars.

· Better rights to keep pets (subject to reasonable landlord conditions).

· Stronger protections against poor quality housing, thanks to new standards and enforcement powers.

· Greater transparency about landlord registration and property compliance in the private rented sector.

 

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Why this matters now

For anyone operating in the private rented sector (whether landlord, letting agent or service provider), this change is significant. At a time when the rental market is under pressure from rising costs and regulatory expectation, being prepared and compliant is vital. For landlords with portfolios, early planning will reduce risk and cost. For new landlords or investors, understanding the enhanced tenant-rights landscape is essential before committing.