Overview

The Renters’ Rights Act 2025 introduces the most significant changes to the private rented sector in decades. Phase 1 begins on 1 May 2026, and landlords and letting agents need to be aware of their new legal obligations to remain compliant and avoid penalties.

These reforms affect possession rights, rent increases, tenancy structure, pet requests, and more. Our property litigation specialists explain what’s changing within the private rented sector and how to prepare. If you need tailored legal advice, get in touch with Emily Ibberson.

What is changing on 1 May 2026?

1. End of Fixed-Term ASTs

• New tenancies will be assured periodic tenancies (i.e. rolling tenancies, with no set end date). All assured shorthold tenancies (ASTs) will automatically convert into assured periodic tenancies. Fixed-term ASTs will no longer be legal.

2. Section 21 evictions abolished

• “No-fault” eviction routes will end. From 1 May 2026, Section 21 cannot be used, and landlords must rely on Section 8 grounds.

3. New & updated section 8 grounds

• The Act introduces new and revised possession grounds. This becomes the only lawful route to regain possession after the reforms.

4. New rent increase rules

• Rent increases are limited to once every 12 months
• Must be made via a Section 13 Notice
• Rent review clauses in tenancy agreements will become invalid
• Landlords must give 2 months’ notice of the rent increase taking effect

5. Limits on advance rent

• Landlords may only request up to 1 month’s rent in advance.

6. Ban on rent bidding

• Landlords and agents will be prohibited from asking, encouraging or accepting rent offers above the advertised price.

7. Tenants’ pet requests

• Landlords must consider requests from tenants who wish to keep pets.

8. Anti-discrimination rules

It becomes illegal to refuse tenants based on:

• Receiving benefits
• Having children
• These changes are designed to increase fairness and security within the private rented sector.

New written information requirements for new tenancies after 1 May 2026

Landlords must provide certain written information about the tenancy (expected to be published in January 2026).

For existing tenancies

Written tenancies:

• Provide the new Information Sheet (expected to be published in March 2026) by 31 May 2026.

Verbal tenancies:

• Provide a written summary of the main terms of the agreement by 31 May 2026.

Penalties for non-compliance

Landlords who fail to comply face significant fines:

• £7,000 to £40,000, particularly for serious or repeat breaches.
• Local authorities will be responsible for enforcement.

Recovering possession: Important deadlines

Before 1 May 2026

Section 21 notices can still be served.

Court proceedings must be issued by 31 July 2026, or the notice becomes invalid.

From 1 May 2026

All possession must be sought via Section 8 grounds only.

The new Form 3A will be required.

What landlords should do now

If you are considering serving a Section 21 notice, seek legal advice as soon as possible.

• Review tenancy agreements and current rent review processes
• Assess whether a Section 21 notice is a viable option before deadlines
• Familiarise yourself with the new and revised Section 8 grounds
• Prepare for written information requirements
• Update business processes to avoid fines

Our experienced property litigation team can help you navigate the Renters’ Rights Act 2025 and prepare for the upcoming reforms.

Whether you need advice on possession, rent increases, tenancy documentation, or compliance, we’re here to help. Get in touch with Emily Ibberson.

Source – Implementing the Renters’ Rights Act 2025: Our roadmap for reforming the Private Rented Sector – GOV.UK