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 abolished "no-fault" evictions, replaced fixed-term tenancies with rolling periodic tenancies, caps rent increases to once a year, and introduces a new ombudsman and landlord database. The main tenancy reforms came into force on 1 May 2026; the remaining measures are phased in over the years that follow.

Whether you own rental property or rent a home, the Act affects 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 are now periodic - fixed terms are abolished and tenants can leave with two months' notice.
• 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, still to come.
• New Ombudsman and Landlord Database - independent dispute resolution and registration, still to come.
• 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 the dates for the measures still to come may change. We recommend consulting a solicitor for advice on your individual circumstances. Last updated: August 2026.