The Renters' Rights Act 2025 Is Now in Force: What Landlords and Tenants Need to Know

A new era for renting in England

On 1 May 2026 the private rented sector in England changed more profoundly than at any point since the Housing Act 1988. The Renters' Rights Act 2025, which received Royal Assent on 27 October 2025, took effect for tenancies on that date, and with it the assured shorthold tenancy, the fixed term and the section 21 notice passed into legal history. Whether you are a landlord with a single property or a tenant renting your family home, the ground beneath your tenancy has shifted. This article explains where matters now stand, and highlights one deadline that expires within days.

Goodbye to section 21 and the fixed term

Every assured shorthold tenancy in England, however long established, became an assured periodic tenancy on 1 May 2026 by operation of law. Fixed terms ceased to have effect, and clauses providing for break rights or automatic rent reviews became unenforceable. The tenancy simply rolls on from month to month as one continuous arrangement, so deposits already protected remain protected and compliance documents did not need to be reissued.

A tenant may now end the tenancy at any time by giving two months' written notice, expiring at the end of a rent period. A landlord, by contrast, can no longer serve a section 21 notice and rely on the court's rubber stamp. Possession must be founded on one of the statutory grounds in section 8, and proved with evidence.

Holding an old section 21 notice? The clock stops on 31 July

The transitional provisions deserve particular attention. A section 21 notice validly served before 1 May 2026 remains capable of supporting a possession claim, but only where the claim is issued on or before 31 July 2026, and in any event within the notice's ordinary six month lifespan. Miss that window and the notice lapses, the tenancy converts to the new regime, and possession must be sought afresh under section 8.

At the time of writing, that deadline is only days away. Any landlord still holding an unissued section 21 notice should take advice immediately, because the difference between issuing this week and waiting until next is the difference between the old law and the new.

Recovering possession under the new regime

The reformed section 8 grounds now carry the weight that section 21 once bore. A landlord who wishes to sell, or to move themselves or close family into the property, may rely on the new selling and occupation grounds, but must give four months' notice, cannot use those grounds during the first twelve months of a tenancy, and cannot re-market or re-let the property for twelve months after relying on them. The message from Parliament is unambiguous: these grounds exist for genuine circumstances, not convenient evictions, and knowingly misusing them is now a criminal offence.

For rent arrears, the mandatory ground now requires at least three months' arrears (thirteen weeks where rent is paid weekly or fortnightly), both when the notice is served and at the hearing, with four weeks' notice. The discretionary grounds, including persistent delay in paying rent and anti-social behaviour, remain available, and special provision exists for student houses in multiple occupation.

Rent rises, bidding wars and money up front

Rent may now be increased only once in each year, only through the statutory section 13 procedure, and only on two months' notice. A tenant who considers the proposed figure above market rent may refer it to the First-tier Tribunal, which cannot set a rent higher than the landlord proposed. Any increase takes effect from the date of the Tribunal's determination, which may be deferred by up to two further months in cases of hardship.

The Act has also outlawed the bidding wars that disfigured the market in recent years. A property must be advertised at a stated rent, and neither landlord nor agent may invite or accept offers above it. Rent in advance is capped at one month once the agreement is signed, and nothing may be demanded before it is.

Pets, children and benefits

A tenant now enjoys a statutory right to request a pet, and consent may not be unreasonably withheld. The landlord must respond within twenty-eight days. Blanket refusals of applicants with children, or of those in receipt of benefits, are unlawful. Tenant selection now rests, as it always should have done, on evidence and references rather than assumption.

Duties, penalties and what is still to come

Landlords were required to serve the Government's prescribed information sheet on existing tenants by 31 May 2026, and local authorities may impose civil penalties of up to £7,000 for breaches of the new regime, rising to £40,000 for serious or repeated failures. Later this year the new Private Rented Sector Database begins its rollout, with a landlord ombudsman, the Decent Homes Standard and the extension of Awaab's Law to follow in due course.

What should you do now?

For landlords, the sensible course is a calm audit. Review your tenancy agreements against the new law, diarise your rent increase cycle, keep scrupulous records capable of proving a possession ground, and above all take advice before serving any notice. For tenants, the Act confers real protections, but they are only as strong as your knowledge of them.

At Trent Law we act for landlords and tenants alike, and we are helping clients on both sides find their footing under the new law. If the Act touches your property or your home, and it almost certainly does, we would be pleased to help. Call us on 0333 3444 397 or write to info@trentlaw.co.uk.