Renters’ Rights Act 2025 | Changes from 1st May 2026

From the 1st May 2026, the Renters’ Rights Act 2025 will bring in the most substantial changes to England’s private rental sector in decades. These reforms aim to strengthen tenant protections, enhance security, and create a fairer balance between landlords and tenants.

End of “no fault” Evictions

From this date, landlords will no longer be able to evict tenants without providing a legally valid reason. Section 21 notices will be abolished, meaning landlords must instead rely on updated Section 8 possession grounds.

Automatic move to periodic tenancies

All assured shorthold tenancies, both existing and new, will automatically convert into open-ended assured periodic tenancies. This means:

• Tenancies will become rolling agreements 
• There will no longer be a fixed end date
• Tenants can leave at any time by giving at least two months’ notice

Landlords can only regain possession using a valid legal ground

Limits on rent increases

From 1 May 2026, stricter rules on rent increases will apply:

• Rent can only be increased once every 12 months
• Landlords must follow the Section 13 process
• At least two months’ notice must be given 

Tenants will still have the right to challenge any increase they believe is above the market rate through the First-tier Tribunal.

Ban on rental bidding wars

It will become illegal for landlords or letting agents to encourage or accept offers above the advertised rent. This includes inviting higher bids or agreeing to a higher rent than initially listed.

Right to request pets

Tenants will gain the legal right to request permission to keep a pet. Blanket bans on pets in tenancy agreements will no longer be allowed.

New information and Compliance requirements

Landlords must provide to all existing tenants with a written tenancy agreement, a government-issued information sheet outlining the new rules. For existing tenancies, this must be done by 31 May 2026 to avoid penalties.

Written Statement of Terms

From 1st May 2026, private landlords  and letting agents will need to give tenants certain written information about the key terms of an Assured Tenancy, prior to entering into the agreement.  This is a key obligation brought in by Section 12 of the Renters’ Rights Act as a new Section 16D of the Housing Act 1988.  This obligation extends to existing tenancies entered into before the 1st May 2026 where there is no written record of the terms or the terms are only partially recorded in writing.  

Ban on discrimination against families and benefit claimants

It will be unlawful to discriminate against tenants for receiving benefits or having children. These changes aim to widen access to housing for a broader range of tenants.

Further phases of reform

Additional changes will be introduced in stages:

• Phase 2: New regulatory systems (late 2026 to 2028)
• Phase 3: Improved property standards (from 2030 onwards)

If you have any queries regarding the Renters’ Rights Act 2025, please contact our team on disputes@moore-tibbits.co.uk or call us on 01926 491181.