The Renters’ Rights Act 2025 will come into force on 1 May 2026. The Ministry for Housing, Communities and Local Government has published guidance and an implementation Roadmap setting out three phases:
1. 1st MAY 2026 – Tenancy Reform Measures including:
- Periodic tenancies – all tenancy agreements will be rolling month-to-month or week-to-week with no end date, which the government says will give renters more security. Tenants can also end contracts with two months notice, rather than being locked in for longer
- Section 21 abolished -Landlords will no longer be allowed to evict tenants without giving a reason. But they will still have rights to evict on reasons such as: Moving back in, selling the property, anti social behaviour and rent arrears
- Cap on rent in advance – Landlords can only ask for one month’s rent up front.
- Anti-discrimination measures -It will be illegal for landlords and agents to discriminate against prospective tenants who receive benefits or who have children.However, landlords and agents will still be able to do reference and affordability checks before selecting a tenant.
- Ban on rental bidding – It will be illegal for landlords and letting agents to suggest or accept offers over the original listing.
- Annual rent increases via section 13 notices -Landlords will need to give two months’ notice, and can only increase rent to “the market rate”.If a tenant believes the amount is excessive, they can challenge the landlord at a first-tier tribunal, a type of civil court.
- Tenants rights to request a pet – Tenants can ask to live with a pet and landlords have to consider the request fairly.
2. Late 2026 estimated – Introduction of the Landlord Ombudsman requirements and the rollout of the new PRS Database
3.Implementation of the Decent Homes Standard and Awaab’s Law (timing to be confirmed) expected 2035 – 2037
From 1st May 2026, all existing and new private tenancies in England will transition to the new tenancy system.
All existing assured shorthold tenancies will automatically convert to the new system. Any new tenancy starting on or after this date must follow the updated rules, including the cap on advance rent and the new processes for rent increases and pet requests.
Section 21 notices served before 1st May 2026 will remain valid until they expire (six months from the date of service) or until the tenant leaves the property.
Under the Act, all new tenancies must include a written tenancy agreement containing specific information that will be set out in future secondary legislation.
Landlords do not need to replace existing written tenancy agreements. However, they must provide tenants with a government-issued information sheet explaining how the reforms affect their tenancy.
If you have concerns or would like to discuss the changes please do not hesitate to contact us here at Sue Bridges Lettings on 01524 68811 or you can email lucy@suebridges.co.uk and we will do our best to guide you through it!
