Renters’ Reform
Explained.
England · A landlord’s guide to the new rules 2025/26
The Renters’ Rights Act 2025 brings the biggest shake-up to renting in England in decades. Here’s everything DIY landlords need to know — in plain English.
These reforms will fundamentally change how you manage your properties.
Section 21 abolished
No more "no-fault" evictions from 1 May 2026. All evictions now require a valid legal reason.
Periodic tenancies only
All tenancies become open-ended rolling agreements. No more fixed 6 or 12 month terms.
Rent rules changed
Maximum one rent increase per year. Only one month's rent in advance allowed.
A fairer private rented sector — and clearer rules for good landlords.
The Renters’ Reform Bill was a proposal to improve tenant security and housing standards — it has now passed and become the Renters’ Rights Act 2025 (Royal Assent on 27 October 2025).
In short, this new law abolishes Section 21 no-fault evictions, replaces fixed-term ASTs with open-ended tenancies, and introduces a host of new rules for landlords and tenants. The goal is a “fairer private rented sector” that balances tenant rights with landlords’ ability to regain possession for legitimate reasons.
Why the change? Previously, tenants could be evicted with little notice or reason, and some lived in fear of raising complaints. The Act aims to provide renters more security and decent homes, while giving good landlords clearer rules.
See exactly how the rules are changing.
- Tenancy typeFixed-term ASTs (6 or 12 months) standardAll periodic (open-ended) — no fixed end date
- Section 21 ("no-fault")2 months notice, no reason neededAbolished completely
- Tenant's notice to leaveTypically 1 month2 months minimum
- Rent increasesCould occur more often via clausesOnce per year only via Section 13
- Rent in advanceNo cap — 6–12 months commonMaximum 1 month only
- Pets"No pets" clauses allowedMust consider requests — can't unreasonably refuse
- DSS / benefits tenants"No DSS" ads commonDiscrimination banned — up to £7,000 fines
- Children"No children" policies possibleDiscrimination banned
- Rent biddingBidding wars allowedBanned — advertised price only
Every change, in plain English.
Periodic tenancies only — no more fixed terms
All tenancies become open-ended from May 2026. Existing fixed-term ASTs convert automatically when their fixed period ends. Tenants can give two months’ notice at any time. There’s no “break clause” to negotiate — the rolling model is the only model.
Section 21 abolished — end of no-fault evictions
The last date a Section 21 notice can be served is 30 April 2026. Any possession proceedings after that must be grounded in a specific Section 8 reason. Plan for evidence, not memory — rent records, inspection reports, written communications.
New & updated grounds for possession
You can still recover your property — but you need a lawful ground. New and strengthened grounds cover anti-social behaviour, persistent rent arrears, sale of the property, and landlord/family wishing to move in. Expect tribunals to ask for written evidence at every step.
Changes to rent rules
Rent increases are capped at once per year via a Section 13 notice. Rent-in-advance is capped at one month — you can no longer take 6 or 12 months upfront as a substitute for proper referencing. Rent bidding is banned: the advertised price is the price.
Pet requests — can't unreasonably refuse
Tenants get the right to request a pet. Landlords must consider the request and can only refuse with a reasonable justification. Pet-damage insurance can be required as a condition.
No more "No DSS" or discrimination
Discriminating against benefits claimants, children, or tenants in marketing or selection is banned. Fines reach £7,000. The line between affordability checks (allowed) and blanket exclusions (banned) is the test you should apply.
New landlord obligations
A statutory PRS Ombudsman for tenant complaints, a Private Rented Sector Database where every landlord and property must be registered, plus the Decent Homes Standard and Awaab’s Law requirements on hazardous conditions and investigation timeframes.
Key dates you need to know.
Steps to take now to prepare for the reforms.
With these significant changes, now is the time to review your compliance, update your processes, and ensure your properties meet the new standards.
- 1Update your tenancy agreement templates
- 2Communicate clearly with current tenants
- 3Plan for possession using lawful grounds only
- 4Document all tenant issues properly
- 5Keep compliance certificates up to date
- 6Prepare for Ombudsman registration
- 7Plan for Property Portal enrolment
- 8Review pet policies to allow consideration
- 9Remove any discriminatory advertising
- 10Budget for any property improvements needed
Download your free landlord checklist.
A two-page PDF to ensure you’re ready for the Renters’ Rights Act — from updating tenancy agreements to registering for the new portal.
Stay compliant under the new rules.
Landlord Compliance helps self-managed landlords track compliance, manage documents, and receive reminders — all designed for the Renters’ Rights Act era.