Renters’ Rights Act 2025: What Changed on 1 May 2026?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and introduced a major change to the legal framework governing private renting in England.

The most important reforms are no longer proposals for the future. They have been operating since 1 May 2026 and apply to both new tenancies and most existing private assured tenancies.

For landlords, this means that older tenancy templates, possession procedures, rental advertising practices and rent review processes may no longer be lawful.

For tenants, it means greater security, clearer information and additional rights concerning rent increases, pets, advance rent and how a tenancy may be ended.

This guide separates:

• The rules already in force.

• The transitional arrangements still relevant in July 2026.

• The later reforms that have not yet been fully introduced.

• The practical steps landlords and tenants should take now.

The main tenancy reforms described in this article concern private assured tenancies in England. Different rules apply to certain excluded arrangements, including some resident landlord arrangements, holiday lets, business tenancies, qualifying purpose built student accommodation and tenancies where the annual rent exceeds £100,000. Different tenancy systems also operate in Wales, Scotland and Northern Ireland.

What changed on 1 May 2026?

The principal changes now in force include:

• Section 21 no fault notices can no longer be served.

• Most Assured Shorthold Tenancies have become Assured Periodic Tenancies.

• New assured tenancies cannot have a legally effective fixed end date.

• Landlords seeking possession must use an applicable statutory ground under Section 8.

• Rent can generally be increased only once each year through the revised Section 13 procedure.

• Rental bidding above the advertised price is prohibited.

• The amount of rent that can usually be requested before a tenancy begins is restricted.

• Landlords cannot disadvantage prospective tenants merely because they have children or receive benefits.

• Tenants have a right to request permission to keep a pet, which cannot be refused without a fair reason.

• New written information obligations apply to landlords and letting agents.

• Local councils have strengthened investigatory and enforcement powers.

The Private Rented Sector Database, the mandatory Private Rented Sector Landlord Ombudsman and the extension of Awaab’s Law to private renting are part of later implementation phases and are not all fully operational yet.

1. Section 21 no fault evictions have ended

Since 1 May 2026, a landlord cannot serve a new Section 21 notice to recover possession from a tenant occupying under an assured tenancy.

The fact that a tenancy agreement may still refer to Section 21 does not preserve the landlord’s former right to use it.

A landlord who wishes to recover possession must identify a valid statutory reason, use the correct Section 8 process, provide the required evidence and give the applicable notice period.

Where a tenant does not leave after a valid notice expires, the landlord must normally apply to the court for a possession order. A landlord cannot lawfully remove a tenant, change the locks or treat the tenancy as ended merely because the notice period has expired.

A time sensitive exception for notices served before 1 May 2026

A limited transitional arrangement applies to some Section 21 notices served before 1 May 2026.

Government guidance states that proceedings based on such a notice generally had to be started by whichever came first:

• The time remaining on the notice.

• 31 July 2026.

At the review date of this article, that final deadline is only days away. Any landlord attempting to rely on a notice served under the previous system should obtain urgent specialist legal advice rather than assume it remains valid.

This paragraph should be reviewed immediately after 31 July 2026 so that the article reflects the expiry of the transitional deadline.

2. Most fixed term ASTs became rolling tenancies

On 1 May 2026, most existing Assured Shorthold Tenancies automatically became Assured Periodic Tenancies.

The change happened by law. A landlord or tenant did not need to sign a new agreement for the conversion to take effect.

Where an existing agreement contained a fixed end date, that date generally ceased to determine when the assured tenancy would end. The tenancy now continues on a rolling basis until:

• The tenant validly ends it.

• The landlord obtains possession through the lawful process.

• Both parties agree in writing to end it.

• Another legally recognised event brings it to an end.

A new assured tenancy created from 1 May 2026 cannot be structured as an Assured Shorthold Tenancy with a legally effective six or twelve month end date.

Does an existing tenancy agreement need to be replaced?

Not necessarily.

Where an existing tenancy had a written agreement before 1 May 2026, the landlord was not required to issue an entirely new agreement solely because the law changed.

However, clauses that conflict with the new statutory framework cannot simply be relied upon because they remain printed in the old document. Landlords should therefore review templates and working procedures before creating a new tenancy or taking any enforcement action.

How can a tenant end the tenancy?

The tenancy agreement can require no more than two months’ notice from the tenant. Where no notice period is stated, the tenant will generally need to give at least two months’ written notice.

The notice should normally end on the rent due date or the day before it. The landlord and tenant may agree in writing to a shorter period or an earlier surrender.

3. Landlords must use a valid Section 8 possession ground

Ending Section 21 does not prevent a landlord from recovering possession where there is a legitimate legal reason.

It does mean that the reason must fall within one or more of the statutory possession grounds and be capable of being proved if the matter reaches court.

A landlord serving notice after 1 May 2026 must ordinarily use the prescribed Form 3A, identify the relevant ground and provide the correct notice period. Some grounds are mandatory where the court is satisfied that all legal conditions are met. Other grounds are discretionary, meaning the court must also decide whether possession is reasonable.

The landlord or a close family member needs to move in

Ground 1 may be used where the landlord or a qualifying close family member genuinely intends to occupy the property as their main home.

The landlord must normally give four months’ notice. The notice cannot require the tenant to leave within the first twelve months of a new tenancy, although it may be served during that period where its expiry falls after the protected twelve months.

The landlord intends to sell

Ground 1A may be used where the landlord genuinely intends to sell the property.

The landlord must normally give four months’ notice, and the tenant cannot be required to leave for this reason during the first twelve months of a new tenancy.

Using Ground 1A is not an automatic route to vacant possession. The notice, evidence, timing and court process must all be correct. A landlord considering a sale should take legal advice before committing to marketing dates, exchange deadlines or promises of vacant possession.

Serious rent arrears

Ground 8 is a mandatory ground where a tenant paying monthly rent owes at least three months’ rent, or where a weekly or fortnightly tenant owes at least thirteen weeks’ rent.

The required level of arrears must exist both when notice is served and at the court hearing. The minimum notice period is four weeks.

Separate discretionary grounds may be available where there are lower arrears or persistent late payments, but the court decides whether possession is reasonable.

Antisocial behaviour

Grounds 7A and 14 may be relevant to serious criminal or antisocial conduct. The applicable conditions, evidence and timing depend upon the circumstances.

Landlords should keep clear records of incidents, complaints, communications and any reports to the police or council. Assumptions or unsupported allegations are unlikely to provide a reliable basis for possession proceedings.

Redevelopment

The Act retains a possession ground for qualifying demolition or redevelopment where the tenant cannot continue living in the property while the work takes place.

This is not a general right to recover possession merely because a landlord wishes to redecorate, carry out routine repairs or improve presentation. Ground 6 has specific legal conditions and ordinarily requires four months’ notice.

4. The Act did not introduce a general rent cap

Landlords can still propose a rent increase, but they must now follow a prescribed process.

For most Assured Periodic Tenancies:

• The rent can normally be increased only once in any twelve month period.

• The rent cannot be increased during the first year of a new tenancy.

• The landlord must use Form 4A.

• The tenant must receive at least two months’ notice.

• The Section 13 process must be followed even where the parties have discussed or informally agreed the increase.

• A tenant may ask the First-tier Tribunal to determine the rent where they believe the proposed figure exceeds the open market rent.

A rent review clause within an older tenancy agreement is not a substitute for the statutory process after 1 May 2026.

This is a controlled procedure, but it is not a general system of rent freezes or Government imposed rent caps. The Tribunal considers the rent that could reasonably be achieved if the property were let on the open market.

5. Rental bidding is prohibited

A written rental advertisement or offer must state a specific asking rent.

A landlord or letting agent must not:

• Ask a prospective tenant to offer more than the advertised rent.

• Encourage applicants to compete above the stated figure.

• Accept an offer above the advertised rent, even where the applicant volunteers it.

This means that rental marketing, negotiation scripts, automated messages and staff procedures should all be reviewed.

The Government’s landlord guidance states that a first breach can result in a financial penalty of up to £7,000.

6. New limits apply to rent in advance

A landlord or letting agent must not request, encourage or accept payment of rent before the tenancy agreement has been signed.

Once the agreement has been signed and the tenancy start date is approaching, the landlord can usually request:

• Up to one month’s rent where rent is payable monthly.

• Up to twenty eight days’ rent where rent is payable on another basis.

This is separate from a lawful holding deposit or tenancy deposit. Existing deposit protection rules continue to apply.

A prospective tenant cannot simply volunteer a larger advance payment for the landlord or agent to accept outside the statutory rules.

7. Written tenancy information is now essential

The Act introduced different requirements for new and existing tenancies.

New tenancies

For a tenancy created from 1 May 2026, specified information concerning the key tenancy terms must be given to the tenant before the agreement is signed or otherwise concluded.

This includes matters such as the identity and address of the landlord, the rent, payment dates, deposit, repair responsibilities and agreed household payments.

Existing tenancies with a written agreement

Where a tenancy already had a written agreement before 1 May 2026, the landlord was not required to replace that agreement.

However, the landlord or agent was required to give every named tenant the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026.

The sheet could be supplied as a physical document or in a usable digital form. A simple link without ensuring that each named tenant received the document may not provide the strongest evidence of compliance.

Existing verbal tenancies

Where a tenancy created before 1 May 2026 was based entirely on a verbal agreement, the landlord was required to give the tenant the specified written terms by 31 May 2026.

What if the deadline was missed?

Failure to provide the required information can expose the landlord or agent to a financial penalty of up to £7,000.

Anyone who has not complied should act promptly, retain evidence of delivery and obtain specialist advice concerning the consequences of the missed deadline.

8. Tenants can request permission to keep a pet

A tenant can make a written request to keep a pet and should provide enough information for the landlord to consider it properly.

The landlord must ordinarily respond in writing within twenty eight days and cannot refuse without a fair reason.

A refusal may be reasonable where:

• The property is too small for the proposed animal.

• Another tenant has a relevant allergy.

• The animal would be unlawful to keep.

• The landlord is a leaseholder and the superior lease or freeholder does not permit pets.

General dislike of pets, previous unrelated damage by another tenant’s animal or a broad concern that pets might affect future letting prospects would not usually provide a sufficient reason on their own.

Where additional information is reasonably requested, the response timetable can be adjusted in accordance with the statutory guidance.

Does this mean every rental property must accept every pet?

No.

The law creates a right to request and a duty on the landlord to consider the individual circumstances fairly. It does not create automatic permission for every animal in every property.

A tenant who keeps a pet without obtaining required permission may still breach the tenancy terms.

9. Discrimination against families and benefit recipients is prohibited

Landlords and letting agents cannot disadvantage a prospective tenant merely because they:

• Have children.

• Receive benefits.

This includes obvious practices such as “No DSS” advertising and less obvious conduct intended to prevent an applicant from viewing, applying for or securing a property.

Landlords can still apply lawful and consistent affordability, referencing and suitability checks. The assessment must be based upon the individual circumstances rather than a blanket rejection because the applicant receives benefits or has children.

Occupancy limits, overcrowding rules and the genuine suitability of the property may still be relevant, but decisions should be proportionate, evidence based and documented.

10. Enforcement powers and financial consequences have increased

Local councils now have stronger powers to investigate noncompliance and impose financial penalties.

Breaches that can attract penalties of up to £7,000 include:

• Purporting to grant an unlawful fixed term assured tenancy.

• Failing to provide the required written information.

• Using or attempting to use an invalid possession process.

• Using a possession ground without a reasonable belief that it applies.

• Breaching the rental bidding rules.

More serious conduct can lead to prosecution or a financial penalty of up to £40,000. This includes knowingly or recklessly misusing a possession ground and unlawfully reletting or advertising a property for letting during the twelve month restricted period following the use of Grounds 1 or 1A, unless an exception applies.

Rent Repayment Orders can allow tenants or local authorities to recover up to two years’ rent in connection with specified housing offences.

The twelve month reletting restriction

Where a landlord recovers possession by stating that they or a close family member will occupy the property, or that the property will be sold, the landlord cannot ordinarily relet it or market it as available to let during the following twelve month restricted period.

This is intended to prevent possession grounds being used as a pretext to remove one tenant and immediately replace them with another at a higher rent.

There are defined exceptions, but landlords should not assume that a change of plan automatically permits reletting.

11. Which reforms have not yet been fully introduced?

The Act is being implemented in phases.

Private Rented Sector Database

The Government roadmap anticipates a regional rollout of the Private Rented Sector Database from late 2026.

When the relevant regulations and regional commencement arrangements apply, landlords will be required to register themselves and their properties, maintain specified information and pay an annual fee.

At the date of this article, there is not yet a universal national registration requirement operating for every private landlord throughout England.

Private Rented Sector Landlord Ombudsman

Mandatory landlord membership of the new Private Rented Sector Ombudsman is currently expected from 2028.

The service is intended to provide an alternative route for resolving tenant complaints without every dispute requiring court proceedings.

Decent Homes Standard

The Government’s January 2026 policy statement says that the modernised Decent Homes Standard will apply to both social and private rented homes from 2035.

This will establish a more formal minimum quality standard for private rented homes, supported by local authority enforcement.

Awaab’s Law

The Act provides for Awaab’s Law to be extended to the private rented sector, including defined timescales for dealing with serious hazards such as damp and mould.

The detailed private sector requirements and commencement date remain subject to further consultation and regulations. Landlords should not wait for those regulations before dealing with dangerous conditions, as existing repair and housing safety duties continue to apply.

12. What landlords should do now

A landlord compliance review should now include the following actions.

Confirm the legal status of every tenancy

Identify whether each tenancy is an Assured Periodic Tenancy or falls within an excluded category. Do not rely solely on the heading printed on an older agreement.

Stop using outdated AST templates

Remove fixed end dates, obsolete Section 21 wording and rent review clauses that conflict with the new regime from new tenancy documentation.

Confirm that the Information Sheet was delivered

Retain evidence showing that the official Renters’ Rights Act Information Sheet was supplied to every named tenant by 31 May 2026.

Where this was missed, act promptly and obtain advice.

Review written tenancy information

Ensure new tenants receive all required terms before the tenancy is signed or otherwise agreed.

Review rental advertisements

Every advertisement should state a clear rent. Staff and agents must not ask for, encourage or accept a higher bid.

Review advance rent procedures

Do not request or accept rent before the tenancy agreement has been signed. Ensure any amount collected before occupation falls within the new limit.

Create a pet request procedure

Record the date of each request, gather any necessary information, check the superior lease where relevant and respond in writing within the required period.

Review applicant selection

Remove blanket exclusions relating to children or benefits. Use consistent, individual affordability and suitability assessments.

Review rent increase procedures

Use Form 4A, provide at least two months’ notice and do not increase the rent more than once each year.

Update possession procedures

Do not use old forms, informal notices or generic letters asking the tenant to leave. Identify the correct ground, evidence and notice period before acting.

Audit existing compliance

Review deposit protection, repairs, safety documentation, licensing, record keeping and communication procedures alongside the new Act requirements.

Keep a complete evidence trail

Store tenancy documents, certificates, notices, pet requests, rent records, communications and proof of delivery in an organised file.

The ability to demonstrate what was done, when it was done and why a decision was made is increasingly important.

13. What tenants should know

Tenants should understand that the Act provides additional rights but does not remove all responsibilities.

A tenant must still:

• Pay the agreed rent.

• Take reasonable care of the property.

• Comply with lawful tenancy terms.

• Request permission where required before keeping a pet.

• Give proper notice before leaving.

• Allow reasonable access where lawfully requested for repairs, inspections or safety checks.

Tenants can challenge an above market rent increase, an unreasonable refusal of a pet request or conduct that breaches the new rules.

However, the abolition of Section 21 does not mean that a tenant can never be evicted. A court can grant possession where a valid statutory ground is proved and the required procedure has been followed.

14. Will the Act cause landlords to sell or rents to rise?

There is no reliable basis for claiming that the Act will automatically cause every landlord to sell, every rent to rise or every rental property to become less profitable.

The principal reforms have been in force for less than three months at the date of this review. It is therefore too early to attribute a precise local change in rents, supply or property prices solely to the Act.

Individual landlords may reassess their position because of:

• Mortgage costs.

• Taxation.

• Repair and improvement expenditure.

• Net rental yield.

• Management requirements.

• The condition of the property.

• Future retirement or investment plans.

• Their willingness to operate within a more regulated environment.

Some may sell. Others may improve their systems and remain invested for the long term.

A responsible decision should be based upon the individual property and the landlord’s financial position rather than headlines or general predictions.

15. Should a landlord sell a tenanted property?

Selling remains a lawful option, but the strategy requires careful planning.

A landlord may consider:

• Selling with the tenant remaining in occupation to another investor.

• Seeking vacant possession through Ground 1A and then marketing to the wider owner occupier market.

• Retaining the property and adjusting the management strategy.

Selling with a tenant in place can preserve rental income and may appeal to investment buyers, but the price will be influenced by the rent, yield, tenant history, tenancy terms and property condition.

Seeking vacant possession may open the property to a broader buyer pool, but Ground 1A normally requires four months’ notice, cannot require the tenant to leave within the first twelve months of a new tenancy and may require court proceedings if the tenant does not leave.

No landlord should promise vacant possession or commit to a completion date before understanding the legal timetable.

Where a landlord decides that selling is the appropriate route, Integra Estates’ property marketing service includes professional photography, floorplans, 360 degree virtual tours, digital photo staging and promotional video where appropriate.

Digital staging should always be clearly identifiable and should illustrate potential rather than conceal defects or misrepresent the existing condition of a home.

What the reforms mean across the areas Integra Estates supports

The core tenancy law is national across England, but the practical position can vary according to property type, tenure, licensing requirements and the relevant local authority.

A leasehold landlord may need to check restrictions in the superior lease before deciding a pet request.

An HMO landlord may face separate property licensing and management duties.

A landlord considering a sale may need to decide whether an investor sale or vacant possession strategy is more appropriate.

A landlord whose property requires substantial work should distinguish between ordinary maintenance and the specific statutory conditions needed for a redevelopment possession ground.

Integra Estates supports property owners across the following areas:

Beckenham, Brockley, Catford, Dulwich, Forest Hill, Kennington, Peckham and Sydenham

Bermondsey, Bromley, Chislehurst, Dulwich Village, Greenwich, Ladywell, Rotherhithe and Waterloo

Blackheath, Camberwell, Croydon, East Dulwich, Hayes, Lee, Southwark and West Dulwich

Borough, Canada Water, Crystal Palace, Elephant and Castle, Hither Green, Lewisham, Surrey Quays and West Wickham

Landlords should also check the current licensing and enforcement requirements of the council responsible for the property, as those local requirements sit alongside the national Renters’ Rights Act framework.

Integra Estates’ approach

At Integra Estates, we believe property advice should be clear, honest and properly explained.

The Renters’ Rights Act creates important protections for tenants and new responsibilities for landlords. It should not be presented as either the end of responsible property investment or a complete solution to every problem within private renting.

Good outcomes still depend upon:

• Accurate information.

• Properly prepared documentation.

• Respectful communication.

• Fair treatment of applicants and tenants.

• Prompt maintenance and repairs.

• Lawful possession procedures.

• Realistic property and rental advice.

• Experienced support when a landlord decides to sell.

Landlords considering their options can read more about why Integra Estates places honesty and integrity at the centre of its service, view our property marketing service or meet the Integra Estates team.

Where a question concerns possession, tenancy validity or legal compliance, appropriate advice should be obtained from a housing solicitor or other suitably qualified adviser. An estate agent should support the transaction without pretending to replace specialist legal advice.

Considering whether to retain or sell your rental property?

A change in the law does not mean that every landlord should make the same decision.

Integra Estates can provide an honest assessment of the property, likely buyer demand, potential sale strategy and the marketing required if selling is the right choice for you.

There is no pressure and no assumption that you must sell.

Discuss My Property Options

Telephone: 0203 870 00 00

Email: [email protected]

Website: Integra Estates

Frequently asked questions

When did the main Renters’ Rights Act changes take effect?

The principal private tenancy reforms came into force in England on 1 May 2026. These included the abolition of Section 21, conversion to Assured Periodic Tenancies and the new rules concerning rent increases, rental bidding, advance rent, pets and discrimination.

Can a landlord serve a Section 21 notice now?

No. A new Section 21 notice cannot be served for an existing or new assured tenancy after 1 May 2026.

A notice served before that date was subject to strict transitional deadlines, including a general longstop date of 31 July 2026 for starting proceedings.

Are existing fixed term tenancy agreements still valid?

The agreement does not disappear entirely, but most existing Assured Shorthold Tenancies became Assured Periodic Tenancies on 1 May 2026 and the former fixed end date no longer determines when the assured tenancy ends. Other lawful terms may continue to apply.

Can a landlord still sell a rented property?

Yes. A landlord can sell with the tenant remaining in occupation or may seek possession using Ground 1A where the statutory conditions are met.

Ground 1A normally requires four months’ notice and cannot require the tenant to leave during the first twelve months of a new tenancy.

Is there now rent control in England?

There is no general rent cap under these reforms.

A landlord can normally increase rent once each year through Form 4A, with at least two months’ notice. The tenant can challenge a proposed figure above the open market rent at the First-tier Tribunal.

Can a landlord refuse every pet request?

No. A tenant can request permission in writing and the landlord must consider it fairly.

A refusal may be reasonable because of the property’s size, another tenant’s allergy, an unlawful animal or a superior lease restriction. A general dislike of pets would not usually be enough.

Did landlords have to issue every tenant with a new agreement?

Not where an existing tenancy already had a written agreement.

Instead, the landlord or agent was required to provide the official Renters’ Rights Act Information Sheet to every named tenant by 31 May 2026. Existing wholly verbal tenancies required the specified terms to be provided in writing.

Is the Private Rented Sector Database already compulsory?

Not universally as at 25 July 2026.

The Government roadmap anticipates a regional rollout beginning from late 2026. Landlords should monitor official guidance rather than register with an unofficial service claiming to be the Government database.

Can a tenant be asked to pay six months’ rent in advance?

For most assured tenancies, no.

Rent cannot be requested or accepted before the tenancy agreement is signed. Once signed, the amount that can usually be requested before the tenancy starts is limited to one month’s rent, or twenty eight days where rent is not payable monthly.

What penalties can apply for breaking the new rules?

Civil penalties of up to £7,000 can apply to specified breaches. More serious offences can attract penalties of up to £40,000 as an alternative to prosecution, and Rent Repayment Orders may cover up to two years’ rent.

Official sources and further reading

• Government guide to the Renters’ Rights Act

• Assured Periodic Tenancies: a guide for landlords

• Renters’ Rights Act implementation roadmap

• Grounds for possession guidance

• Possession guidance for notices served after 1 May 2026

• Renters’ Rights Act Information Sheet 2026

• Enforcement measures for landlords

This article provides general information about the position in England as at 25 July 2026. It does not constitute legal, financial, tax or investment advice. Housing law, commencement dates and Government guidance can change. Landlords and tenants should obtain advice appropriate to their circumstances before serving or responding to a possession notice, changing tenancy documentation or making a significant property decision.