Landlord Advice UK Tenant Eviction Service For Landlords

The Renters’ Rights Act 2025 introduces the biggest reforms to the private rented sector in decades. The legislation fundamentally changes how tenancies operate, how landlords recover possession, how rent increases are dealt with, and introduces extensive new compliance obligations and enforcement powers.

This guide explains the key changes landlords need to know from 1 May 2026.

When Do the Changes Start?

The majority of the reforms come into force from 1 May 2026 for the private rented sector.

From that date:

• Assured shorthold tenancies (ASTs) will effectively end;
• Existing ASTs will convert into assured periodic tenancies;
• Section 21 notices will be abolished; and
• A new tenancy framework will apply.

Assured Shorthold Tenancies Abolished

One of the most significant reforms is the abolition of assured shorthold tenancies.

From 1 May 2026:

• New ASTs can no longer be granted;
• Existing ASTs will automatically convert into assured periodic tenancies;
• Fixed-term assured tenancies will effectively cease to exist for most residential lettings.

All assured tenancies will instead operate as rolling periodic tenancies.

All Tenancies Become Periodic Tenancies

Under the new regime:

• Tenancies will continue indefinitely until ended lawfully;
• Landlords can no longer rely on fixed terms ending automatically;
• Tenants gain greater flexibility to leave properties.

The traditional concept of a fixed-term tenancy will largely disappear from the private rented sector.

Section 21 Notice Abolished

Section 21 “no-fault” evictions are abolished.

Landlords will no longer be able to recover possession simply because the tenancy has ended or without proving a statutory ground.

Instead, possession claims must be based on revised Section 8 grounds under the Housing Act 1988.

New Grounds for Possession

The Renters’ Rights Act introduces and expands several grounds for possession.

Selling the Property

Landlords can seek possession where they genuinely intend to sell the property.

However:

• Restrictions apply shortly after the tenancy begins;
• Evidence of intention to sell may be required;
• Re-letting restrictions may apply after possession is obtained.

Landlord or Family Occupation

Possession may also be sought where:

• The landlord intends to move into the property; or
• A close family member requires occupation.

This replaces some circumstances where landlords previously relied upon Section 21 notices.

Strengthened Rent Arrears Grounds

The mandatory rent arrears grounds are also being amended, including revised thresholds and procedural requirements.

Written Tenancy Agreements Become Mandatory

All assured tenancies must now be in writing.

Tenancy agreements must contain prescribed information and terms required by regulations.

Landlords who fail to comply may face enforcement action and financial penalties.

Restrictions on Rent in Advance

Landlords can no longer require excessive rent in advance.

From 1 May 2026:

• Rent cannot generally be demanded more than one month in advance.

This is aimed at preventing practices requiring tenants to pay large sums upfront.

Rent Increases

The Renters’ Rights Act significantly reforms rent increase procedures.

Section 13 Becomes the Main Method of Increasing Rent

Rent can generally only be increased using the statutory Section 13 procedure under the Housing Act 1988.

Rent Review Clauses Become Unenforceable

Contractual rent review clauses that attempt to allow rent increases outside the Section 13 process will no longer be lawful.

This means landlords cannot rely on tenancy agreement clauses to bypass the statutory procedure.

Section 13 Notice Period Increased

The minimum notice period for a Section 13 rent increase is now:

• Two months’ notice.

Limits on Tribunal Determinations

If a tenant challenges a rent increase in the First-tier Tribunal:

• The Tribunal cannot determine a rent higher than the amount proposed in the landlord’s Section 13 notice.

Tribunal Can Determine Notice Validity

The Tribunal now has express jurisdiction to determine whether a Section 13 notice is legally valid.

Previously, the Tribunal generally lacked jurisdiction to determine validity issues.

This means:

• If the Tribunal finds the landlord’s Section 13 notice defective or invalid;
• The proposed rent increase may fail entirely;
• The increase may therefore be unlawful.

Tenant Notice Periods

Tenants now generally have to provide:

• At least two months’ notice to terminate an assured periodic tenancy,

unless the landlord agrees in writing to a shorter notice period (not exceeding two months).

Ban on Rental Bidding

Rental bidding wars are now prohibited.

Landlords and agents:

• Cannot invite or encourage offers above the advertised rent;
• Cannot accept higher offers than the advertised price.

Properties must be let at or below the marketed rent.

Anti-Discrimination Rules

The Act introduces stronger anti-discrimination protections for prospective tenants.

Landlords and agents must not unfairly discriminate against applicants because they:

• Have children;
• Receive benefits or Universal Credit (“No DSS” policies);
• Possess protected characteristics under equality legislation.

Blanket discriminatory policies may result in enforcement action.

Tenant Right to Request Pets

Tenants now have the right to request permission to keep pets.

Landlords:

• Cannot unreasonably refuse consent;
• Must properly consider requests;
• May only refuse on reasonable grounds.

In some cases landlords may require pet insurance or similar protections where permitted by regulations.

New Property Standards

The Act introduces new housing condition obligations and enforcement mechanisms.

Landlords will face stricter compliance requirements relating to:

• Damp and mould;
• Disrepair;
• Health and safety hazards;
• Overall housing conditions.

Further regulations and standards are expected to supplement these obligations.

New Landlord Database

A new national landlord database will be introduced.

Landlords will likely be required to:

• Register properties;
• Provide compliance information; and
• Keep records updated.

Failure to comply may restrict the ability to let properties or recover possession.

New Landlord Redress Scheme

Private landlords will be required to join a mandatory redress scheme.

This will allow tenants to escalate complaints against landlords without immediately resorting to court proceedings.

Failure to join the scheme may result in penalties.

Increased Local Authority Enforcement Powers

Councils receive significant new enforcement powers under the Act.

Local authorities will have expanded powers to:

• Investigate breaches;
• Issue financial penalties;
• Require information;
• Enforce compliance with tenancy laws and housing standards.

Financial Penalties for Breaches

The penalties for non-compliance are substantial.

First Breach

For certain offences, local authorities may impose:

• Financial penalties of up to £7,000.

Repeat Breaches

Where a further breach occurs within five years of a previous breach:

• Penalties may increase up to £40,000.

Certain serious or repeated breaches may also lead to criminal prosecution.

Rent Repayment Orders Expanded

The Renters’ Rights Act strengthens Rent Repayment Orders (RROs).

Repayment Period Increased

Tenants can now seek:

• Up to two years’ rent repayment,

instead of the previous maximum of one year.

Superior Landlords Can Now Be Liable

RROs may now also be made against superior landlords in certain circumstances.

This significantly increases potential financial exposure for landlords and property owners.

What Landlords Should Do Now

Landlords should begin preparing immediately by:

• Reviewing tenancy agreements;
• Updating rent increase procedures;
• Removing unlawful rent review clauses;
• Preparing for periodic tenancies;
• Reviewing possession strategies;
• Ensuring properties comply with condition standards;
• Preparing for landlord registration and redress requirements;
• Updating tenant onboarding procedures and documentation.

Conclusion

The Renters’ Rights Act 2025 fundamentally reshapes the private rented sector.

The abolition of Section 21 notices, the move to assured periodic tenancies, restrictions on rent increases, stronger tenant protections, and expanded enforcement powers mean landlords must carefully review how they manage properties moving forward.

Non-compliance may lead to significant financial penalties, invalid notices, failed possession claims, and increased exposure to enforcement action.

Landlords should ensure they fully understand the new rules and obtain professional advice where necessary.