What is the Renters' Rights Act?
The Renters’ Rights Act 2025 (“the Act”) received Royal Assent on 27 October 2025. The Government confirmed on 13 November that the first major phase of the Act will come into force on 1 May 2026. The Act will fundamentally overhaul the UK private rented sector, bringing several transformative changes that will 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
From 1 May 2026, the new tenancy regime will apply.
- Existing assured tenancies (fixed term and periodic) will convert 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.
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