Renters' Rights Act 2025 - FAQs - Information for landlords

The Renters’ Rights Act 2025 (opens in new tab) introduces significant reforms to the private rented sector in England. Many of the changes take effect 1 May 2026 including abolishing Section 21 "no-fault" evictions and fixed-term tenancies. It introduces periodic tenancies, limits rent increases to once annually, bans rental bidding wars, and introduces a new mandatory landlord database. 

The Renters’ Rights Guide (opens in new tab)helps you navigate these changes. We have put together frequently asked questions that landlords and tenants may have in relation to these changes. 

The Act received Royal Assent on 27 October 2025 and is being implemented in phases: 

• Phase 1 begins on 1 May 2026 and introduces the main reforms, including: abolition of Section 21 evictions, periodic tenancies, new rent rules and tenants’ rights to request pets. 
• Phase 2 follows in late 2026 and introduces the Private Rented Sector Database and the new Private Rented Sector Ombudsman Scheme. 
• Phase 3 will introduce new housing standards, including the Decent Homes Standard and the extension of Awaab’s Law, with dates to be confirmed. 

Yes. From 1 May 2026, all existing assured shorthold tenancies (“ASTs”) will automatically convert to assured periodic tenancies. There will be no further fixed-term renewals and tenancies will continue until the tenant gives at least two months’ notice or the landlord obtains a possession order using a valid Section 8 ground. Transitional provisions apply and Section 21 notices served before 1 May 2026 may still be relied upon for a limited period, provided they are valid. 

No. From 1 May 2026, fixed-term ASTs will be replaced by a single system of open-ended periodic tenancies. All new tenancies must be periodic, and landlords should update tenancy templates to remove fixed terms and rent review clauses. 

Section 21 will be abolished for new possession claims from 1 May 2026 (“the Commencement Date”) and no new Section 21 notices can be served. A valid Section 21 Notice can be served up until the 30 April 2026. Possession proceedings will then need to be started by 31 July 2026. After the Commencement Date, landlords must rely on amended Section 8 grounds to regain possession. 

• If tenants are given a Section 8 notice before 1 May 2026 – landlords will usually only be able to use the notice to start court proceedings for up to 12 months after the date they gave it to the tenant or until 31 July 2026, whichever is sooner.  
• If tenants are given a Section 8 notice on or after 1 May 2026 – landlords will usually have up to 12 months after the date they gave it to the tenant to apply to court to evict them.  
• If tenants are given a Section 21 notice before 1 May 2026 – landlords will usually only be able to use the notice to start court proceedings for up to six months after giving it to tenants or until 31 July 2026 (three months following legislation starting on 1 May 2026), whichever is sooner.  
• After 31 July 2026 landlords will not usually be able to use a Section 21 notice to start an eviction process - this will apply even if landlords gave the tenant notice less than six months ago. 

If a landlord does not apply to the court in time, the Section 21 notice will become invalid, and the tenancy will be an assured periodic tenancy. Landlords will need to serve a tenant with a new Section 8 notice to evict them and follow the standard possession order process.

If a landlord does not apply to the court in time, the Section 21 notice will become invalid, and the tenancy will be an assured periodic tenancy. Landlords will need to serve a tenant with a new Section 8 notice to evict them and follow the standard possession order process.

The Renters’ Rights Act has expanded the definition for qualifying family members under Ground 1. Family members can now include the landlord’s: spouse or partner, parents, grandparents, children and grandchildren (including step-children), siblings (including half and step- siblings). 

Changes include new and amended grounds for possession, such as: 

• Ground 4A for student HMOs. 
• Ground 6A for compliance with enforcement action. 
• Increased rent arrears thresholds under Ground 8 (from two months’ to three months’ rent). 
• Longer notice periods for Grounds 10 and 11. 
• Immediate proceedings for serious offences or anti-social behaviour under Grounds 7A and 14, subject to court safeguards. 

You therefore need to consider these factors when choosing your tenants as evictions will require evidence to be brought and cannot be on a ‘no fault’ basis as before.

Before serving a Section 8 notice, landlords must ensure the deposit has been protected in an authorised scheme or returned to the tenant and once introduced in Phase 2, that they are registered on the Private Rented Sector Database. Failure to meet these requirements may prevent a possession order being granted. 

From 1 May 2026, rent will only be able to be increased once per year using the statutory Section 13 notice process, with at least two months’ notice. There are no rent caps, but tenants may challenge increases they believe exceed market rent. Landlords and tenants may agree a lower rent than that stated in the notice. Before 1 May 2026, Landlords will be able to increase the rent by following the current procedure and using Form 4 or by relying upon the rent review clause in the tenancy agreement. 

No. From 1 May 2026, rent review clauses will be void and unenforceable. Rent may only be increased using the Section 13 statutory process or by agreement with the tenant. 

Rent periods must not exceed one month and rent must be payable monthly or more frequently. From 1 May 2026, landlords must not accept more than one month’s rent in advance and only during the permitted pre-tenancy period. Clauses requiring more than one month’s rent in advance will be unenforceable, although tenants may choose to pay additional rent in advance voluntarily after signing. 

No. From 1 May 2026, landlords and agents must advertise a fixed rent and cannot accept offers above the advertised amount. Applicants may offer less than the advertised rent. 

Tenants have a right to request a pet and landlords must consider requests reasonably. A request may only be refused for a good reason, such as a prohibition in a superior lease, genuine concerns about property suitability, legality of the pet, severe allergies or safety concerns. Landlords cannot charge pet fees, pet deposits or require pet insurance, but may charge a higher rent where pets are permitted. It may be worthwhile specifying if pets are reasonably prohibited when advertising your property. Landlords will have 28 days to respond to pet requests in writing. If a landlord does not respond within 28 days, tenants will be able to apply to the court who may enforce the rules if they think the landlord is not meeting their obligations. 

No, however, landlords should check the terms of existing tenancy agreements and ensure that they are aware of which ones may no longer apply. All landlords must also provide existing tenants with a government produced information sheet which explains the changes the Renters’ Rights Act will introduce. This information sheet is available at Information sheet about the Renters' Rights Act 2025 (opens in new tab) and you will have until 31 May 2026 to provide it to your existing tenants. 

For tenancies beginning on or after 1 May 2026, Landlords will need to serve all Tenants a written statement setting out information on key terms of the tenancy. Full guidance about the information this statement must contain is available at Statutory Instrument written information for your tenant (opens in new tab). 

A Gas Safety certificate, an Electrical Safety Certificate, EPC (rating E or above), and deposit protection information must still be provided to tenants alongside the new written statement following implementation of the Renters’ Rights Act.

No, you must serve the tenant with a written statement of terms by the 31 May 2026 or risk a civil penalty (see FAQ 19 below). This is instead of the Information Sheet detailed above. The compulsory information can be set out within a written tenancy agreement or a separate document. 

The government guidance currently states that the written statement and information sheet can be served electronically or in hard copy. You risk not complying with the law if rather than provide the documents, you simply share with your tenants, a link containing this information.  We recommend that you receive some form of acknowledgement from the tenant confirming receipt. 

Penalties include enforcement action and civil fines by the Council of up to £7,000 for a first offence and up to £40,000 for repeated breaches, rent repayment orders of up to two years’ rent, restrictions on recovering possession, a 12-month restriction on reletting in some cases. 

Landlords should: 

• Update tenancy template 
• Remove fixed terms and rent review clauses 
• Prepare for periodic tenancies 
• Provide information sheet to their tenant which explains the changes the Renters’ Rights Act will introduce 
• Update advertising and affordability policies 
• Introduce pet request procedures 
• Audit property standards 
• Plan for database and Ombudsman registration 
• Train staff on the new regime