By Guy Vernon, Trainee Solicitor
The Renters’ Rights Act 2025 introduces wide-ranging reforms to the private rented sector, with the first phase now implemented on 1 May 2026. The Act is intended to strengthen tenant security and improve standards, but it will also significantly change how landlords grant, manage and recover possession of residential property.
Landlords and tenants should be aware of the following key changes.
1 The End of Fixed Term Assured Shorthold Tenancies
Fixed-term assured shorthold tenancies have now been abolished and replaced by assured periodic tenancies. This means that residential tenancies will no longer be granted for a specified term and have no end date, they instead roll on a periodic basis from the outset, with the rental period limited to no more than one month. Existing tenancies entered into before the relevant provisions came into force were automatically converted into assured periodic tenancies on 1 May 2026.
From the outset, tenants are now able to bring the tenancy to an end by giving at least two months’ notice, expiring at the end of a rental period.
The Government published an information sheet in March 2026, which landlords need to provide to existing tenants before 31 May 2026, or they risk facing a fine. The Government have also provided ‘Terms and Information to be Included in Written Statement’ in secondary legislation, which contains the information that must be set out within all new tenancy agreements.
2 The Abolition of Section 21 Notices
Perhaps most notably, from 1 May 2026, landlords are no longer able to rely on Section 21 Notices. Section 21 of the Housing Act 1988 allowed landlords to recover possession through a ‘no-fault’ eviction process, provided the landlord met the pre-conditions for service of a valid Section 21 Notice.
Landlords who served their tenants with a valid Section 21 Notice on or before 30 April 2026 are able to bring possession proceedings in the Court by 31 July 2026.
Moving forward, landlords seeking possession will instead need to utilise the existing Section 8 procedure, which requires a lawful reason for bringing the tenancy to an end. The grounds that a landlord can rely upon are either mandatory (where a Judge must award possession) or discretionary (where a Judge has the discretion as to whether to award possession). The mandatory and discretionary grounds available to landlords have been amended, although the previous grounds remain available such as rent arrears (although the threshold for the mandatory ground has increased from two to three months’ arrears), anti-social behaviour, and breach of the tenancy agreement.
The mandatory grounds for possession have been expanded, including the introduction of Ground 1A alongside the existing Ground 1. These provide mandatory grounds for possession whereby the landlord wishes to sell the property or move into it themselves (or have a family member do so). However, these grounds cannot be relied upon in the first 12 months of a tenancy and require 4 months’ notice to be given to the tenant.
3 The Regulation of Rent
The Act also introduces significant changes around the management of rent from landlords.
Prior to the commencement of the tenancy, landlords will be required to publish a fixed asking rent and will be prohibited from accepting offers above that amount. Landlords will also be unable to request that more than one month’s rent be paid in advance.
During the tenancy, rent increases will be limited to once per year, and must follow a prescribed process including service of a Section 13 Notice. Any rent increase must reflect the market rate, with tenants entitled to challenge rent increases at the First-tier Tribunal.
4 Restrictions on Discrimination
The Act extends protections against discrimination for tenants beyond those currently available under the Equality Act 2010. Landlords will also be prohibited from directly or indirectly discriminating against tenants or prospective tenants on the basis of receiving benefits or having children.
Landlords will instead be required to assess prospective tenants based on objective affordability and suitability criteria.
5 Other Notable Provisions
The Act also includes a number of further measures, including:
- Enhanced enforcement powers for local authorities against landlords in cases of non-compliance.
- A statutory right for tenants to request permission to keep a pet, which landlords must consider fairly and not unreasonably refuse.
- Requirements for landlords to register on the new Private Rented Sector Database and to join the Private Rented Sector Landlord Ombudsman once these schemes come into force, which is expected to be in late 2026.
- The extension of the Decent Homes Standard and Awaab’s Law to the private rented sector to assist in improving the condition of rented properties, although these provisions are expected to be introduced at a later date.
If you’d like advice on how these changes impact you, our team is here to help.