The Renters' Rights Act: what changed for landlords
The key Renters' Rights Act changes for private landlords in England from 1 May 2026: periodic tenancies, the end of section 21, rent increases and what comes next.
By Paul Ashley, Founder of LET NEXUS and landlord since 2015
Last reviewed · 6 min read
The Renters' Rights Act 2025 became law on 27 October 2025. Its main tenancy reforms for private landlords in England started on 1 May 2026, with more changes following in later phases.
What changed on 1 May 2026
- Section 21 'no fault' evictions were abolished. Landlords must use a section 8 ground to regain possession.
- Assured shorthold tenancies were replaced by assured periodic tenancies, for new and existing tenancies. Tenants can end a tenancy with two months' notice.
- Rent can be increased only once a year, using the section 13 process. Tenants can challenge an increase at the First-tier Tribunal.
- Rental bidding is banned, and landlords can't ask for large amounts of rent in advance.
- Tenants can ask to keep a pet, and landlords must respond within 28 days and can't unreasonably refuse.
- Landlords can't discriminate against people with children or who receive benefits.
- Civil penalties and rent repayment orders were expanded.
Existing tenancies
For tenancies that existed before 1 May 2026, landlords had to give tenants the government's Renters' Rights Act Information Sheet by 31 May 2026. Where there was no written tenancy agreement, landlords also had to provide a written summary of the main terms by the same date.
What comes next
- A Private Rented Sector Database, where landlords will need to register, is planned to go live from late 2026.
- Membership of a new landlord ombudsman is expected to become compulsory by 2028.
- A Decent Homes Standard and Awaab's Law for private renting are planned, with dates to be confirmed after consultation.
Your checklist
- Make sure every existing tenant received the Information Sheet
- Give written terms to any tenant without a written agreement
- Use the section 13 process for any rent increase, no more than once a year
- Advertise an asking rent and don't accept bids above it
- Respond to pet requests in writing within 28 days
- Watch for the PRS Database launch and register when required
Frequently asked questions
Can I still use a fixed-term tenancy?
No, not for new private assured tenancies in England. Tenancies are now periodic and continue until the tenant gives notice or you use a valid possession ground.
Does the Renters' Rights Act apply in Wales or Scotland?
No. It applies to England. Wales and Scotland have their own rules.
Official guidance
- GOV.UK: Implementing the Renters' Rights Act 2025 – roadmap
- GOV.UK: Guide to the Renters' Rights Act
- GOV.UK: Assured tenancy forms
This guide is general information for landlords in England and isn’t legal advice. Rules differ in Scotland, Wales and Northern Ireland, and can change. Always check the official guidance or take professional advice for your situation.
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