Senior associate Jonathan Dinsdale, in our Dispute Resolution team, highlights some of the key changes in the private renting sector following the introduction of The Renters’ Rights Act 2025.
Renting in England has undergone a significant shift. The Renters’ Rights Act came into force on 1 May 2026 and replaces most fixed-term assured shorthold tenancies (ASTs) with open-ended periodic tenancies, scraps Section 21 “no-fault” evictions, and tightens up how rent can be increased, amongst other changes.
FAQs for tenants
Can my landlord still evict me “for no reason”?
No. Section 21 “no-fault eviction” notices are no longer available for most private tenancies. If your landlord wants the property back, they generally need to rely on a legal ground (served via the Section 8 route) and, if you refuse to leave, prove that ground in court.
Does this mean I can stay forever?
Not quite. Your tenancy is now designed to be open-ended, but it can still end if (a) you give notice, or (b) the landlord can establish a valid possession ground (for example, serious rent arrears, anti-social behaviour, or certain circumstances where they need the property back).
Are fixed-term contracts gone?
For most private renters, yes. Tenancies move to a rolling periodic structure (usually monthly), rather than a set six- or twelve-month term. If your written agreement shows an end date, that end date generally stops having effect under the new regime.
How do I leave if I want to move?
Typically, you can end the tenancy by giving at least two months’ written notice. Your notice usually needs to line up with your rent period, so it is worth checking dates carefully before you notify your landlord.
Can my landlord put the rent up whenever they like?
No. Rent rises are now more controlled with increases generally limited to once per year. Landlords must use the proper notice process and tenants can challenge increases they think are unfair.
What about “bidding wars”, big upfront rent, and pets?
The new rules are designed to tighten controls in these areas, and landlords and agents should not invite or accept rent “bids” above the advertised rent, rent in advance is generally capped at one month once the agreement is signed, and you can ask to keep a pet (the landlord must consider the request and should only refuse for a good reason, for example if other tenants in the property are allergic or if the property size is not appropriate for keeping pets).
How do the changes affect students?
Whether a student continues with a fixed-term tenancy or moves to a periodic arrangement largely depends on the type of accommodation they choose. Purpose-built student housing is likely to retain fixed-term tenancies usually lasting for the academic year, with students often expected to vacate the property within two weeks of the tenancy ending.
On the other hand, private landlords may issue a four-month notice requiring students to move out between June and September, which gives landlords the opportunity to secure new tenants for the following academic year. This arrangement applies specifically when all tenants listed on the agreement are students.
FAQs for landlords
What replaces Section 21, and can I still regain possession of my property?
Under the Renters’ Rights Act, Section 8 is now the primary legal route through which landlords can regain possession of a property. With Section 21 “no-fault” eviction no longer an option, landlords will need to have a valid legal reason to regain possession of their property. This might be for reason of wanting to sell or move into a property, where the tenant is in at least three months’ rent arrears or if the tenant has damaged or displayed antisocial behaviour at the property.
Landlords should take particular note of timing and notice requirements in each instance, factor extra time into their plans and it is recommended to take advice before serving notice in line with the new laws.
Do I need new tenancy agreements for existing tenants?
No, existing tenants won’t need to sign a new contract as those tenancies will convert automatically. However, landlords and agents must provide an official government information sheet to tenants by 31 May 2026 (and there are potential fines for failing to do so). If you are issuing new tenancies, you will need updated paperwork that reflects the new periodic structure and the new rent and notice rules.
How should I approach rent increases now?
Rents can increase only once per year to the property’s “open market rent”, and landlords will need to give two months’ notice before actioning any increases. Landlords would be wise to review their rent-setting process, ensure they use the correct notice, and keep a clear paper trail. Tenants who believe that the increase is too high are entitled to challenge landlords in a first-tier tribunal. If a tenant challenges an increase, your evidence of market rent (and a fair process) will matter.
How do the laws apply to tenants living in shared houses?
House in Multiple Occupation, or HMOs, are covered by the new legislation and landlords should pay particular attention to separate HMO licensing and management standards decided by local councils. You can read more on HMO standards in Reading in our recent blog article.
What can I do now to ensure compliance?
Landlords should update their adverts and agent scripts, making sure that there is no rent bidding above the advertised figure in play, check their “rent in advance” practices to ensure that no more than one month advance rent is requested, get ready for more pet requests, and make sure their notices, templates and file notes are fit for work.
It is important to note that, while landlords and agents are still able to complete references and affordability checks, discrimination against prospective tenants who receive benefits or have children is now illegal.
What are the repercussions of getting it wrong?
There is a risk of fines for landlords who seriously or repeatedly break the law of up to £40,000. Councils have received funding from the government to monitor and enforce compliance.
Future changes
It is expected later this year that a register of landlords and rental properties will be introduced by the government, along with a new Ombudsman, the Private Rented Sector (PRS) Landlord Ombudsman.
In addition, the government will consult on the next phase of changes, which include getting private rentals up to the same quality standards as those of the social sector via a “Decent Homes Standard” and “Awaab’s Law”, although these changes are not expected to come into force until 2035.
If you are a landlord planning a sale, dealing with rent arrears, or updating your portfolio paperwork, or if you are a tenant worried about a rent rise or notice, it is important to understand how The Renters’ Rights Act 2025 affects your rights and responsibilities.
Our Dispute Resolution team can help and advise landlords or tenants faced with a property related issue or dispute.
For further information or legal advice, please contact law@blandy.co.uk or call 0118 951 6800.
This article is intended for the use of clients and other interested parties. The information contained in it is believed to be correct at the date of publication, but it is necessarily of a brief and general nature and should not be relied upon as a substitute for specific professional advice.
