Renters' Rights Act: Overview

The most significant reform to renting in a generation

The Renters' Rights Act 2025 reshapes the relationship between landlords and tenants in England. It abolishes "no-fault" evictions, replaces fixed-term tenancies with rolling periodic tenancies, caps rent increases to once a year, and introduces a new ombudsman and landlord database. Implementation is phased over 2026-2028.

Whether you own rental property or rent a home, the Act will affect you. This page summarises the key changes; for a detailed, audience-specific guide, use the buttons above.

The headlines

At a glance

• No more Section 21 evictions - landlords must use a specific legal ground under Section 8.
• All tenancies become periodic - tenants can leave with two months' notice; fixed-terms are abolished.
• One rent increase per year - at market rate, with two months' written notice and a tribunal challenge route.
• No rental bidding - the advertised asking rent is the maximum.
• No blanket 'No DSS' or 'No Children' policies - discriminatory bans are illegal.
• Right to request a pet - landlords cannot unreasonably refuse.
• Decent Homes Standard and Awaab's Law - stronger standards for repair, damp and mould.
• New Ombudsman and Landlord Database - independent dispute resolution and registration.
• Penalties up to £40,000 - for serious or repeated breaches.

This page is intended as a general guide only and does not constitute legal advice. The Renters' Rights Act is being implemented in phases and specific details may change. We recommend consulting a solicitor for advice on your individual circumstances. Last updated: April 2026.