*Article updated February 2026. Originally published October 2025.

Renters’ Rights Act 2025 set to commence on 1 May 2026

What it means for Landlords and Tenants.

This landmark legislation introduces sweeping reforms aimed at enhancing tenant protections and raising standards across the board. With the changes coming into effect on 1st May, landlords and property managers should begin preparing for the transition now.

Key Legal Reforms:

The Act introduces several significant changes that will reshape landlord-tenant relationships:

• Abolition of Section 21 ‘No Fault’ Evictions

  • Perhaps the most reported change in mainstream news, landlords must now rely on prescribed grounds under Section 8 to regain possession of a property. This essentially means landlords will no longer be able to ask tenants to leave without giving a reason. One potential concern is that courts may be overwhelmed with new cases meaning landlords will face long delays in gaining possession and increased legal costs in the process.

• Mandatory Periodic Tenancies

  • Fixed-term agreements or Assured Shorthold Tenancies (ASTs) will be phased out, with all tenancies moving to a rolling periodic model.

• Ban on Rent Increase Clauses

  • Rent increases must follow the formal Section 13 process, rendering existing rent review clauses void. Tenants will have enhanced rights to appeal to Tribunal if they disagree with the increases.

• New PRS Database and Ombudsman Scheme

  • All landlords will be required to register and engage with a new regulatory framework designed to improve accountability.

• Introduction of the Decent Homes Standard

  • Properties must meet stricter minimum standards, aligning the private sector with social housing benchmarks and ensuring better quality homes for tenants. Whilst unclear on how this will be applied to PRS, providing safe housing should be industry-standard.

• Tenant Rights to Request Pets

  • Landlords must provide reasonable justification for refusing pet requests, promoting more inclusive tenancy options. It will not be possible for landlords to request a higher deposit or insist tenants have pet insurance to cover potential damage.

• Prohibition on Rental Bidding Wars

  • Rental offers above the advertised price will no longer be permitted, ensuring fair access to housing. There is a risk that rents may increase with landlords simply raising their initial asking rents.

There is no doubt the Renters Rights Act 2025 marks a significant shift in the UK rental landscape, and the impact it will have for both landlords and tenants is profound. While the changes aim to provide greater security for tenants and to tackle rogue practices to promote enhanced living standards within the sector, there are potential negative impacts for tenants.

One issue tenants may face is a higher bar when it comes to referencing processes, and we could see a further diminution in housing supply as some landlords will likely be pushed out of the market due to reduced flexibility, rising costs and the complexity in navigating additional compliance matters.

Landlords should act now to ensure they are fully prepared and confident in navigating the changes coming into effect. 

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