On this page
Chapter 01
Overview
The Renters' Rights Act 2025 is the most significant reform of the private rented sector in decades. Its first-phase tenancy reforms came into force in England on 1 May 2026, removing Section 21 'no-fault' evictions, moving assured tenancies to a periodic structure and changing the process for rent increases. Later reforms, including the Private Rented Sector Database, are being introduced in separate phases.
For responsible landlords who keep their properties compliant and well-maintained, the Act is manageable — but it does require a shift in mindset from fixed terms and easy possession to ongoing, evidence-based management.
Chapter 02
Key changes at a glance
- Section 21 'no-fault' evictions abolished.
- All assured shorthold tenancies converted to periodic assured tenancies — no more fixed terms.
- Rent increases limited to once per year through a single statutory process.
- A Decent Homes Standard applied to the private rented sector.
- 'Awaab's Law' response timescales for serious hazards extended to private landlords.
- A Private Rented Sector Database planned for Phase 2 from late 2026.
- A Private Rented Sector Ombudsman planned as part of the phased implementation.
- Strengthened rights to request a pet, which landlords cannot unreasonably refuse.
- A ban on rental bidding wars and on discrimination against tenants on benefits or with children.
Chapter 03
The end of Section 21
Section 21 allowed landlords to regain possession without giving a reason. Its abolition means every eviction must now rely on a specific ground under Section 8 — for example rent arrears, anti-social behaviour, or the landlord wanting to sell or move in. Each ground has its own evidence requirements and notice period, so good records become essential.
To balance the loss of Section 21, the Act expands Section 8 grounds, including clearer routes where a landlord genuinely needs to sell or move a family member in — typically with longer notice and protected periods at the start of a tenancy.
Chapter 04
Periodic tenancies
Fixed terms are being phased out. Tenancies roll on a periodic basis until the tenant ends them (with notice) or the landlord obtains possession on a valid ground. Tenants gain flexibility to leave with notice; landlords gain a simpler single tenancy type but lose the certainty of a fixed end date.
Chapter 05
Rent increase rules
Rent can be increased once per year using the prescribed statutory notice giving at least two months' notice. Tenants can challenge an above-market increase at the First-tier Tribunal, which cannot set a rent higher than the landlord proposed. Rent review clauses that bypass this process are no longer effective.
Chapter 06
Landlord responsibilities under the Act
- Prepare for the Private Rented Sector Database, which the official roadmap places in Phase 2 from late 2026.
- Follow official commencement updates before treating later database, Ombudsman and standards duties as live.
- Meet the Decent Homes Standard for the property.
- Respond to serious hazards within the Awaab's Law timescales.
- Follow the new rent-increase and possession processes precisely.
- Consider pet requests fairly and not refuse without good reason.
Chapter 07
Timelines
The first-phase tenancy reforms came into force in England on 1 May 2026. The official implementation roadmap places the Private Rented Sector Database in Phase 2 from late 2026, while other measures follow their own commencement timetable. Prepare records now, but check official guidance before assuming a later-phase duty is already in force.
Chapter 08
Practical examples
Selling a property
A landlord who wants to sell can no longer simply serve a Section 21 notice. Instead they use the relevant Section 8 ground to sell, giving the required notice and respecting any protected period at the start of the tenancy. Clear documentation of the genuine intention to sell is important.
Raising the rent
Rather than relying on a contractual review clause, the landlord serves the statutory rent-increase notice once a year. If the tenant believes the new rent is above market, they can apply to the tribunal, which assesses the open-market rent.
Chapter 09
How this affects me
Landlords
Expect more emphasis on documentation, maintenance and process. Possession is still possible on valid grounds, but planning and record-keeping matter far more. Compliance tools that track deadlines and store evidence become a competitive advantage.
Tenants
Greater security and protection from sudden eviction, fairer rent increases with a clear challenge route, better-quality homes under the Decent Homes Standard, and stronger rights around pets and applications.
Agents
A bigger advisory role: guiding landlords through the new processes, ensuring registration and Ombudsman membership, and managing rent reviews and possession correctly to avoid challenges.
Questions
Frequently asked questions
Official sources
Further reading and fact-checking
General guidance: This guide is for general information and does not replace legal or professional advice for your circumstances. Check current official guidance and your local authority's requirements.