Renters’ Rights Act 2025: What Landlords Need to Know
New rules take effect from 1 May 2026
The Renters’ Rights Act 2025 introduces major reforms to the private rental sector in England. Aimed at giving tenants more stability and protection, the first phase takes effect on 1 May 2026. Here’s what landlords need to understand about the upcoming changes.
End of Fixed-Term Tenancies
From 1 May 2026, Assured Shorthold Tenancies (ASTs) will be replaced by Assured Periodic Tenancies (APTs). These operate on a rolling basis with no fixed term. All existing ASTs will automatically convert to APTs, and landlords do not need to reissue tenancy agreements, but they must provide tenants with the Government’s statement of information by 31 May 2026.
If an existing agreement was made verbally, landlords will now need to issue a written document containing the legally required details in relation to the Renters Rights Act 2025.
How will this affect landlords and what do landlords need to think about?
There are several key changes that landlords need to be aware of. These include:
1. End of Fixed-Term Tenancies
All Assured Shorthold Tenancies (ASTs) will convert to Assured Periodic Tenancies from 1 May 2026. Landlords will no longer be able to require fixed period tenancies.
2. Requirement to Give Tenants Government Information
Landlords and their managing agents must provide existing tenants with the official Renters’ Rights Act information by 31 May 2026. They must provide the information by:
- Post; or
- Hand; or
- PDF attached to an email or text
Landlords cannot send a link as it will not count as valid service.
If the tenancy agreement was verbal, Landlords cannot provide the information sheet and must instead provide written details of the key tenancy terms.
Failure to provide the required information can lead to fines up to £7,000.
3. Written Tenancy Requirements
All new tenancies must be in writing and include legally required information. Verbal agreements must be formalized by issuing tenants with information about the Renters Rights Act.
4. Abolition of Section 21 Notices
Landlords will no longer be able to evict tenants without giving a reason. Section 8 Notices will remain for reasons such as rent arrears. Landlords can refer to the government website for the grounds for possession – Guide to the Renters’ Rights Act – GOV.UK
5. Longer Notice Requirements for Landlords
Landlords must give four months’ notice when relying on certain grounds (selling or moving in). These grounds cannot be used in the first 12 months of a new tenancy. A 12‑month re‑letting ban applies after ending a tenancy to sell.
6. Restrictions on Discrimination
Landlords cannot refuse applicants due to children or benefits.
7. Rent Increase Limits
Rent can only be increased once a year and must reflect market value. A single process using a Section 13 notice must be followed, allowing tenants to challenge increases they believe are above market rate at the First-tier Tribunal. The Tribunal will be reformed to protect tenants from paying more than the landlord proposed, prevent backdated increases, allow short deferrals in cases of hardship, and ensure all rent rises occur only through this process to stop rent-based evictions.
8. Ban on Rental Bidding
Landlords and agents may only advertise an asking rent and cannot invite rent bidding.
9. Pet Requests
Tenants can request pets, and landlords cannot unreasonably refuse. Tenants may challenge refusals.
10. Property Standards – Decent Homes Standard
Privately rented homes must meet the Decent Homes Standard. For more information on the Decent Homes Standard, please refer to: The New Decent Homes Standard: policy statement – GOV.UK. This is set to come into force for private landlords by 2035 and we will provide further information on these points at a later stage.
11. Awaab’s Law Requirements
Landlords must act quickly on hazards:
– 24 hours for life‑threatening issues
– 10 working days to investigate hazards such as damp or mould
– 5 days after investigation to begin works which must be completed within 12 weeks
This is expected to come into force for private landlords in 2026 but there is no specific date yet. We will provide further information on Awaab’s Law at a later stage.
What is changing on enforcement?
The government is giving councils stronger powers to crack down on landlords who break the rules. If you don’t follow the new requirements, councils can fine you up to £7,000 for smaller issues, and up to £40,000 for serious or repeat problems. In the worst cases, they can take you to court.
Councils will also have more tools to investigate. They’ll be able to ask you and even third parties like banks or accountants, for information. They can enter business premises and, in limited cases, homes to gather evidence if they suspect wrongdoing. This includes things like tenancy agreements, emails, or bank records.
For the first time, councils can issue fines for illegal evictions, not just take criminal action.
The government will also fund councils for the extra work involved, and new national guidance will help make penalties more consistent across the country.
For more information, please refer to the following government website: Guide to the Renters’ Rights Act – GOV.UK
