The Renters’ Rights Act 2025 is shaking up the rules for renting homes in England. Starting from 1 May, 2026, the law will change how renting works, aiming to make things fairer and clearer for everyone involved - landlords, tenants, and property managers. Specialist conveyancing solicitor Talat Naveed explains what’s new.
The Renters’ Rights Act 2025 introduces significant reforms for England’s private rented sector. Key changes include the abolition of “no-fault” evictions under Section 21, meaning landlords must now provide lawful reasons and follow a formal process to regain possession of their property. All new and existing tenancies will become assured periodic tenancies, removing fixed end dates and offering tenants greater security. The Act also places procedural limits on rent increases and requires landlords to reasonably consider requests for pets. These measures are designed to create a fairer, more transparent system for both landlords and tenants.
No More “No-Fault” Evictions
The Act gets rid of something called “Section 21” from the old Housing Act 1988. Section 21 used to let landlords ask tenants to leave without giving a reason. Now, landlords can only ask tenants to move out if they have valid statutory grounds, like unpaid rent, breaking the rules of the tenancy, or if the landlord wants to sell or move into the property themselves. “Statutory grounds” just means the official reasons set out by law.
What does this mean for you?
Landlords will need to provide evidence and follow stricter steps if they want to regain possession of their property.
Tenants can feel more secure, knowing they can’t be asked to leave for no reason.
There should be less frequent moving for tenants, making renting more stable.
All Tenancies Become “Periodic”
Previously, many tenancies had a fixed end date. With the new law, all these will switch to “assured periodic tenancies” - a rental agreement that keeps going until someone gives notice, rather than ending automatically after a set period.
This means there’s no set end date and tenancies continue until either the landlord or tenant gives proper notice and follows the legal process. If you’re a landlord planning short-term investments or renovations, this change could affect your plans.
Rent Rules and Market Practices
The Act sets clear rules for raising rent:
Rent can only go up once every 12 months.
Landlords must use a prescribed notice procedure (an official standard form) to tell tenants about a rent increase.
Landlords can’t ask tenants to pay more than the advertised rent, meaning that “rent bidding” (tenants competing to pay more than the listed rent to secure a property) is banned.
These changes are meant to keep rent prices steady and prevent unfair practices.
Pets, Families, and Fairness
Landlords now have to consider requests for pets fairly; they can’t just say “no pets allowed” without a good reason. Also, it’s illegal to refuse tenants just because they have children or get benefits from the government. This is part of a bigger push for equality and consumer protection policy objectives.
Stronger Enforcement and Help for Tenants
Local councils will have more power to enforce the rules, and tenants can apply for “rent repayment orders” if things go wrong (a legal order that makes a landlord pay back rent to a tenant if they break certain rules). Soon, there will be:
A national database of landlords (so you can check who owns your rental).
A neutral Private Rented Sector Ombudsman who can resolve disputes without going to court.
These steps are designed to make renting safer and more transparent for everyone.
How Our Team Can Help
Our conveyancing team of property lawyers can help with all aspects of renting under the new law. Here’s what we do:
Help landlords review their property portfolios and update paperwork.
Advise landlords on the right way to increase rent and deal with regulatory issues.
Support tenants with questions about their rights, rent increases, discrimination, repairs, and negotiations, and refer tenants to more specialist help if an issue becomes contentious.
We focus on reducing risks and making things clear to our clients.
Common Questions (Q&A)
When does the new law start? Most changes, like ending Section 21 and switching to periodic tenancies, begin on May 1, 2026. More changes will follow later.
Can landlords still ask tenants to leave? Yes, but only for official reasons and by following the legal process.
Will fixed-term tenancies end automatically? No. They’ll become periodic tenancies instead.
Are rent increases capped? Rent can only go up once a year with proper notice, but there’s no absolute limit on the amount.
Do landlords have to allow pets? Landlords must consider requests and can only refuse if there’s a good reason.
Final Thoughts
The Renters’ Rights Act 2025 is a big change for England’s rental market. It’s all about making things fairer and more secure for tenants, while giving landlords clear rules to follow. If you get ready for these changes now, you’ll be in a better position to protect your interests and avoid problems. Our team is here to help you understand and navigate these new rules with confidence.
Julie West Solicitors is pleased to assist with all aspects of residential and commercial property, wills, trusts, probate and lasting powers of attorney:
To start a conversation with your solicitor phone us on 01372 383273 or complete our online enquiry form.
Conveyancing solicitor Talat Naveed