What is the Renters' Rights Act?
The Renters’ Rights Act 2025 (“the Act”) received Royal Assent on 27 October 2025. The first major phase of the Act came into force on 1 May 2026. The Act will fundamentally overhauls the UK private rented sector, bringing several transformative changes that reshape the relationship between residential landlords and tenants and deliver new and stronger protections for the vast majority of England's 11 million private renters.
Key provisions
The new tenancy regime came into effect on 1 May 2026:
- Existing assured tenancies (fixed term and periodic) will automatically converted to periodic assured tenancies
- No new fixed term assured shorthold tenancies can be granted
- Section 21 "no fault" eviction notices can no longer be served
- New/revised grounds for landlord possession
- Limits on rent increases
- Prohibition on rental bidding wars
- Prohibition on requiring more than one month's rent in advance
- Anti-discriminatory measures (prohibiting refusals based on benefits or children)
- Tenant's right to keep a pet
- New regulatory framework
- Enhanced enforcement powers
The requirements to sign up to a new PRS Database and the application of the Decent Homes Standard and Awaab's law will be brought into force at a later stage.
Explore the resources below which contain insights from the team at Mishcon de Reya.