Renters Rights Act
The Renters’ Rights Act received Royal Assent on 27th October 2025 and is now law. One of its most significant changes is the abolition of Assured Shorthold Tenancies (ASTs), which have traditionally been the most common tenancy type in the private rented sector.
So, what does the Renters’ Rights Act (RRA) mean for Landlords?
Renters Rights Act 2025
Key Changes - Effective 1st May 2026
Evictions & Possession
Section 21 evictions will be abolished; all assured tenancies become periodic.
From 1st May 2026 a Tenant can no longer be evicted using the ‘no fault’ Section 21 process, even if the tenancy agreement says you can.
Landlords will only be able to regain possession using grounds set in law. Landlords cannot use the ‘sell’ or ‘move in’ grounds during the first 12 months of a tenancy.
Landlords will have to use the correct forms and give the correct amount of notice. This is usually 4 months’ notice but it can be shorter for some grounds.
If the court process was started before 1st May 2026, in some cases it can be completed after that date.
Some of the reasons you can legally use to evict a Tenant from 1st May 2026 are listed below:
· if you, the Landlord needs to sell* or move into the property. You will not be able to evict the Tenant for this reason within the first 12 months of the tenancy
· if you let to a student, you may be able to use the ground for student houses of multiple occupancy (HMOs) to evict the Tenant if they do not move out at the end of the academic year
· if your Tenant has not paid their rent on time
· if the Tenant or others living with the Tenant, or their visitors commit antisocial behaviour in or near the property
You can find full details of all the grounds for possession on GOV.UK.
*Sales
If you decide you wish to sell, you have to give 4 months’ notice with this reason stated. However, if for any reason you do not sell having given this notice and wish to re-let the property, you would not be able to do so for at least 12 months under this new legislation, leaving yourself exposed to sell at a price you are either not happy with, or with a rental void up to the remainder of the 12 months.
Rent Rises
You can only increase the rent once per year and not in the first year of a new tenancy. This has to be to market rates and Tenants can challenge increases above the market rent at a First-Tier Tribunal under the Act. The Tribunal cannot award more than the rent the Landlord proposed and there will be no backdating – the new rent applies from the Tribunal decision.
Pets
Landlords must not unreasonably refuse a Tenant’s request to keep a pet in the property. But they may require insurance to cover potential damage.
Rental Bidding Ban
Landlords and agents must publish an asking rent for their property and it will be illegal to accept offers made above this rate.
Rental Discrimination Prohibited
It will be illegal to discriminate against prospective Tenants because of a protected characteristic under the Equality Act. You also cannot refuse to rent a property to a Tenant who is on benefits or has children.
Tenant Notice Period
If a Tenant wants to end an Assured Periodic Tenancy (APT) after 1st May 2026, where there are no longer any fixed term, they will be able to end it by giving 2 months’ notice in writing. This can be done on the day when the rent is due or the day before the rent is due. They will need to continue to pay rent during the notice period.
You can agree to end the tenancy earlier if you and the Tenant agree in writing to have a shorter notice period.
Late 2026
Private Rented Sector (PRS) Landlord Ombudsman and Private Rented Sector Database. New Ombudsman to be introduced and all private Landlords must register on the PRS database.