We wanted to provide an easy to follow summary of the Renters’ Rights Act 2025 and what it means for landlords and tenants in England.

2025 – What has happened

The Act became law when it received Royal Assent on 27 October 2025. Most provisions are not yet in force, but a small number of technical and preparatory measures are already scheduled to start, primarily late December 2025. These include limited local authority enforcement powers and other preparatory steps needed for full implementation.

2026 – Major changes

The main reforms will come into effect on 1 May 2026, including:

• Replacing fixed-term assured shorthold tenancies (ASTs) with open-ended periodic tenancies.

• Abolishing “no-fault” Section 21 evictions; landlords must rely on specific legal grounds to repossess property.

• Introducing new rules for rent increases, including limits on frequency and notice periods.

• Limiting how much rent can be charged in advance.

• Requiring written tenancy agreements and banning rental bidding wars.

• Strengthening tenant protections against discrimination, including families and benefit recipients.

Later in 2026

Additional systems, such as the private rented sector database and PRS landlord registration, are planned for implementation later in 2026.

Summary Timeline:

• 2025: Act becomes law; preparatory measures start

• May 2026: Major tenancy reforms and tenant protections take effect

• Late 2026: Additional systems like landlord registration follow

Key tenant rights created:

• Open-ended periodic tenancies with no fixed terms

• Protection from no-fault evictions

• Ability to challenge unfair rent increases

• Protection from rental bidding and excessive advance rent

• Stronger rights to keep pets (reasonable conditions apply)

• Stronger protection from discrimination

• Improved enforcement through local authorities

Key landlord duties created:

• Use statutory possession grounds to recover property

• Comply with stricter rent increase rules and notice requirements

• Issue compliant written tenancy agreements

• Meet strengthened property standards and ongoing compliance duties

• Be subject to enhanced local authority penalties and enforcement

• Register and maintain records on the new private rented sector database once live

• Adapt management practices to operate under fully periodic tenancies