The Renters’ Rights Act 2025 is landmark legislation reforming the private rented sector in England and Wales. It was introduced to Parliament in 2024 and received Royal Assent on 27 October 2025, making it an official Act of Parliament. 

When Does It Come Into Force?

Although the Act is now law, most of its provisions are being introduced in phases rather than all at once:

• 1 May 2026 - The first major changes take effect, including the abolition of “no-fault” evictions and the conversion of existing tenancies to a new regime. 

• Late 2026 — Additional policies such as the Private Rented Sector database and the Landlord Ombudsman are expected to be introduced.

• Future dates — Some standards, like modernised property condition rules, will be phased in later, with timings still being confirmed. 

What the Act Means for Tenants

Stronger Security and Fairness

Under the new law, tenants gain greater rights and protections:

• No more “no-fault” evictions — Landlords will no longer be able to evict tenants without giving a reason under Section 21.

• Ongoing tenancies — Fixed-term assured shorthold tenancies will be abolished and replaced by assured periodic tenancies. Tenants can end their tenancy with the correct notice (usually two months).

• Rent increases controlled — Rent can typically be increased only once a year, and landlords must serve notice. 

• No “bidding wars” — Landlords and letting agents must publish an asking rent; they can’t encourage offers above that price. 

• Anti-discrimination protections — It will be unlawful to refuse a tenancy simply because a tenant receives benefits or has children. 

• Pet requests — Tenants will have the right to request a pet and landlords must not unreasonably refuse. 

These changes aim to give tenants greater security, fairness and clarity in their renting arrangements. 

What the Act Means for Landlords

New Legal Responsibilities

Landlords must adapt to significant changes:

• End of Section 21 notices — From 1 May 2026 landlords won’t be able to evict tenants without a defined legal reason. Instead, they must use Section 8 or other permitted grounds. 

• Tenancy conversion — Assured shorthold tenancies will automatically become periodic assured tenancies. 

• Rent increase rules — Rent rises will be limited and must follow the statutory process. 

• Database and Ombudsman — Landlords will need to register on the new Private Rented Sector database, and belong to a Landlord Ombudsman service once these systems are launched. 

• Advertising obligations — Letting agents and landlords must publish clear rental prices and avoid discriminatory requirements. 

• Property standards — Future regulations are expected to introduce updated property condition standards that landlords must meet. 

What Actions Tenants Should Take

✅ Understand your new rights:

Familiarise yourself with the protections the Act gives you, especially around security of tenure and rent increases. 

✅ Check your tenancy type:

If you’re currently on a fixed-term assured shorthold tenancy, know that it will convert to a periodic tenancy under the Act. 

✅ Give proper notice if leaving:

Under periodic tenancies, you’ll usually need to give at least two months’ notice to end the tenancy. 

What Actions Landlords Should Take

👷 Review current agreements:

Ensure all tenancy agreements are compliant with the new regime and that prohibited clauses are removed in time for implementation. 

📅 Prepare for the new tenancy system:

Update your processes for tenancy creation, termination and rent increases in line with the periodic tenancy model. 

📊 Register and join schemes:

Plan ahead for joining the upcoming Private Rented Sector database and the Landlord Ombudsman. 

📢 Stay informed:

Continue to monitor government guidance and secondary legislation (regulations) as they are published. Stay updated with us for further information. 

In Summary

The Renters’ Rights Act 2025 represents one of the most significant reforms to the private rented sector in decades. It introduces major changes that aim to balance the rights and responsibilities of tenants and landlords, improve security for renters, and encourage fairer practices across the housing market. While the Act is already law, its provisions roll out over time, with 1 May 2026 being the first key implementation date.