New legislation in the form of the Renters’ Rights Act 2025 came into force on Friday 1st May 2026 meaning big changes for both landlords and tenants going forward. Considering approximately 11 million people are currently renting properties in the private sector, the new Act will no doubt have a huge effect.
The changes are extensive, but some key takeaways include: –
- No more fixed term tenancies.
The days of landlords asking tenants to sign fixed term tenancies of say 12 or 24 months are gone. Instead, properties will now be rented on a periodic, rolling basis with the idea that this provides tenants greater security.
- The end of “no fault evictions”.
Under the previous legislation, landlords could evict a tenant using a Section 21 “no fault” eviction without having to provide a reason for doing so. This has now changed; a landlord now wishing to evict a tenant must have a valid legal reason for doing so. A landlord is able to contend that they wish to have the property back in order to sell it or move into it but they cannot do so within the first 12 months of a tenancy.
- Landlords will have to provide a longer period of notice.
How much notice a landlord needs to provide depends upon which ground of possession a landlord is seeking to rely. If a landlord wishes to rely upon Ground 1a for example, namely that they wish the property back in order to sell it, 4 months’ notice is required. However, if they are seeking to rely upon a ground based upon rent arrears, 4 weeks’ notice is sufficient.
- Rents are only able to go up once a year.
If landlords want to increase the rent, they will be required to give the tenant 2 months’ notice and it must correspond to the price of other properties which are the same size and standard in the area i.e. the market rate. If a tenant believes that the amount is too high, they can challenge the landlord at a First Tier Tribunal. “Rental bidding” has also been banned.
- No discrimination against prospective tenants.
Under the provisions of the new Act, it is illegal for landlords (or agents) to discriminate against people applying to be tenants who receive benefits or have children. In relation to pets, a landlord cannot “unreasonably” refuse a request to have a pet and tenants will be able to challenge such decisions if they consider that it is unfair.
- Tough sanctions for landlords.
Councils will be required to ensure that landlords are complying with the new legislation and those landlords who seriously, or repeatedly, do not comply could face significant fines, of up to £40,000. Later on in the year, it is envisaged that a register of all landlords and rented properties will be introduced along with a new private landlord ombudsman being set up.
The Government hopes that the new Act will give tenants more stability and security and in turn will reduce the risk of homelessness. Landlords are clearly going to have to be extremely vigilant to ensure that they are complying with the provisions of the new legislation. How it will all operate in practice however remains to be seen…
Our specialist housing law team can guide both tenants and landlords through these new changes and we offer Fixed Fee appointments to make advice as cost effective as possible. Please feel free to call us on 01455 637030.