Renters’ Rights Act 2025 – Information for landlords and tenants

Introduction

Welcome to Walsall Council's quick guide to the Renters' Rights Act Changes.

From 1 May 2026, the private rented sector in England faces major changes under the Renters’ Rights Act 2025, aimed at providing renters with greater security, stability, and quality of housing, while ensuring landlords can still manage their properties effectively.

Changes

The biggest changes are that as of 1 May 2026:

• Section 21 no fault evictions end, meaning landlords must provide a valid legal reason using a Section 8 Notice if they want a tenant to leave.
• Fixed-term tenancies will be abolished
• Existing tenancies will automatically convert to periodic tenancies.
• Rent increases will be regulated as landlords can only raise rent once per year
• must give two months’ written notice via a Section 13 before doing so.

For new tenants

• New financial fairness rules mean that for any new tenant, landlords can request only one month’s rent in advance.
• You cannot demand payment before a contract is signed.
• Landlords must not accept rent bidding above the advertised price.
• The Act requires landlords to adopt fair processes for pet requests
• prohibits discrimination against families or tenants who have children or are receiving benefits.

Ombudsman and national database

In late 2026 to early 2027, landlords will be required to join the new Private Rented Sector Ombudsman and register every rental property on the new national database.

Council responsibility

From 1 May 2026, councils will have a statutory duty to investigate and enforce against non-compliant landlords and will be able to issue fines of up to £40,000 against landlords who do not comply with any of the changes. Council officers can check homes for safety compliance and request key documents from landlords.

What can you do now?

To prepare, landlords must provide their tenants with the prescribed Information Sheet on the Renters’ Rights Act when they create a new tenancy on or after 1 May 2026 and for existing tenants by 31 May 2026.

You should

• review and update tenancy agreements,
• gather compliance documents like gas and electrical safety certificates and EPCs,
• and get ready for the upcoming registration requirements.

For more information you can access the comprehensive guide to the Renters' Rights Act on the GOV.UK Renting is Changing webpage

This change represents a major shift, but with early preparation landlords can stay compliant, protect their investments, and adapt smoothly to the new system.

Need Help?

If you wish to speak to someone for more information about what has been covered in this video, you can contact Walsall Council Customer Service on 01922 650000.

Got a question? Ask WALIS our chatbot on Walsall.gov.uk

• You must give your tenants an Information sheet about the Renters' Rights Act 2025 by 1 May 2026.
• Section 21 ‘no‑fault’ evictions end on 1 May 2026. You will need a legal reason (possession grounds) to ask a tenant to leave.
• All tenancies become rolling month‑to‑month.
• Rent can only rise once a year and you must give 2 months’ notice.
• You can only take 1 month’s rent in advance. Payment can’t be requested before the agreement is signed.
• Every tenancy must have a written contract.
• You need a fair and clear process for pet requests.
• You must not accept rent bidding above the advertised price.
• You must not discriminate against families or people who get benefits.

• You must join the new Private Rented Sector Ombudsman when it is available
• You must register each property on the new private rented sector database. 

You must meet the Decent Homes Standard, including rules to fix damp and mould (Awaab’s Law). 

• Give your tenants an Information sheet about the Renters' Rights Act 2025 by 1 May 2026.
• Review your tenancies and update them to match the new rules.
• Check your property is safe and meets standards.
• Keep clear records of repairs and rent changes.
• Gather essential compliance documents in advance (gas safety and energy performance certificates, electrical installation condition report etc)
• Prepare to register with the Ombudsman scheme when it is available
• Prepare to register each property on the new private rented sector database when it is available

• Renting out your property – Government guide for landlords and letting agents
• Renting is changing – Government campaign explaining the changes
• Contact us for help with safety and compliance.

• You cannot be evicted without a legal reason. Section 21 notices are ending.
• You can end your tenancy at any time with 2 months’ notice.
• Rent can only go up once a year, and you must get proper notice. You can challenge increases through the First-tier Tribunal.
• You cannot be asked to offer more than the advertised rent.
• You cannot be discriminated against for having children or receiving benefits.
• You can ask to keep a pet. The landlord must reply within 28 days.

From December 2025, councils have stronger powers to investigate landlords and enforce compliance. We can:

• Check homes for safety compliance (in some cases without a warrant).
• Ask landlords or agents for documents and certificates relating to safety and compliance
• Give higher penalties for non-compliance.

• Learn about your new rights - Information from Shelter
• Keep records of rent changes, repairs and any problems.
• Contact us if you feel unsafe or if you have been treated unfairly.