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Renters' Rights Act 2025 - FAQs Information for tenants

Tenant FAQs

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 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 helps you navigate these changes. We have put together frequently asked questions that landlords and tenants may have in relation to these changes. 

What happens to my current tenancy?

Your Assured Shorthold Tenancy (AST) will automatically become a periodic tenancy on 1 May 2026. This means it will roll on without a fixed end date, and a tenant will be able to end the tenancy by giving two months’ notice. 

Can my landlord still evict me without giving a reason?

No. Section 21 “no-fault” evictions are abolished. Your landlord must rely on a specific legal ground and follow the correct legal process, including giving you proper notice.

How long will it take for my landlord to evict me?

This depends on the ground relied upon. Notice periods range from weeks to months, with four months’ notice required where the landlord intends to sell or move back into the property. You will have the opportunity to defend the case in court.

How often can my rent be increased?

Your rent can only be increased once per year, with at least two months’ notice, using the statutory Section 13 process. 

What if my landlord proposes an excessive rent increase?

You can challenge the increase at the First-tier Tribunal if it exceeds market rent. The increase will not take effect until the tribunal has made its decision and the tribunal cannot increase the rent beyond the amount proposed by the landlord.

Can my landlord ask for several months’ rent in advance?

No. From 1 May 2026, landlords are limited to requesting one month’s rent in advance and only during the permitted pre-tenancy period. Any clause requiring more than this is unenforceable. 

Is rental bidding still allowed?

No. Landlords and agents must advertise a set rent and cannot accept offers above it. You may offer less than the advertised rent. 

Do I have a right to keep a pet?

You have a right to request a pet and your landlord must consider the request reasonably. They cannot charge pet fees, pet deposits or require pet insurance, but may charge a higher rent where pets are permitted. Refusals may be appealable to the Private Rented Sector Ombudsman once introduced. 

Can my landlord refuse me because I am on benefits?

No. Landlords cannot refuse applicants solely because they receive benefits. Decisions must be based on objective criteria such as affordability or credit history. 

What if my landlord ignores serious repairs?

Stronger protections apply, which will require serious disrepair to be addressed within set timeframes. You can report issues to your local council and seek legal advice. 

Who can I complain to if my landlord breaks the rules?

Depending on the issue, you can complain to your local council, the Private Rented Sector Ombudsman once introduced, the First-tier Tribunal, or the courts.

What is a rent repayment order?

If your landlord commits certain offences, you may apply to the First-tier Tribunal for a rent repayment order requiring repayment of up to two years’ rent. 

What rights do I have if my landlord breaches the Act?

You may challenge unlawful actions, apply for rent repayment orders, defend possession proceedings, and report the landlord to the local council. 

Where can I get advice about these changes

You can seek advice on these changes by contacting