What the new 2025 Renters’ Rights Act means for you

The changes to the law won’t affect you if you rent your home from your local council, are a protected tenant or are a lodger living with your landlord.

If you are a Housing Association tenant, some changes will affect you, but these will be introduced later.

The Renter’s Rights Act recently passed into law and the changes it covers will start to apply from 1 May 2026.

The Act only applies in England, but other nations have already introduced some of the reforms it includes. For example, no-fault evictions have been banned in Scotland since 2017.

These reforms are designed to make renting safer, fairer and more secure.

Important changes include:

• the end of “no-fault” Section 21 evictions
• the end of fixed-term tenancies
• all tenancies will change to rolling monthly or weekly agreements called Assured Periodic tenancies
• end of bidding wars to secure tenancies
• clearer rules on rent increases
• stronger duties for carrying out repairs
• easier ways for tenants to challenge poor practice
• tighter rules to prevent discrimination to tenants with children or who get benefits.

These changes affect private rental tenants, both people who are already renting and if you start a tenancy after the act comes in.

Any advert to rent out a private property must list the rental price, and landlords will not be allowed to encourage or accept offers above this amount.

Your landlord must provide you with a written tenancy agreement before you move in. If they fail to do so, they could be fined £7,000.

Landlords are not allowed to ask for rent in advance before you have both signed the assured periodic tenancy agreement.

Once the agreement is signed your landlord can only ask for one month’s rent payment in advance. You can choose to pay more but you’re not legally obliged to do so.

Once you have moved into the property, you’re only responsible for paying the current month’s rent. Your landlord cannot ask you for advance payments, although you can choose to pay earlier if you want. 

If you're already renting through a private landlord any existing assured shorthold tenancy agreements will cease to exist, whatever stage of the tenancy you are in.

They will be replaced by a rolling assured periodic tenancy agreement.

If you already have a written tenancy agreement, your landlord should notify you of the changes in law no later than 31 May 2026.

They don’t have to send you a new agreement but should send you a government leaflet outlining the changes and your rights. You can ask for a new tenancy agreement if you prefer.

If you don’t have a written agreement, your landlord should issue you with an assured periodic tenancy agreement.

You will have to give two months' notice to leave the property rather than the one-month notice that is required now.

In the past, your landlord could ask you to move out without giving a reason after the fixed-term period in your contract ended. This is known as a Section 21 “no-fault” eviction.

After 1 May 2026 landlords must give a valid reason (known as a “ground”) if they want you to leave. It will be called a Section 8 notice.

Valid reasons include:

• selling the property
• moving in themselves
• serious breaches of the tenancy agreement, including rent arrears.

If your landlord asks you to leave, you’ll have the right to see the reason in writing, along with evidence.

Notice periods will vary depending on the reason but will generally be longer than the current Section 21 process, which is currently 2 months.

The last date your landlord will be able to issue a Section 21 notice will be 30 April 2026.

If you receive a notice, check the dates carefully, ask the landlord to confirm the reason (ground) for eviction and seek advice early if you’re not sure if it’s valid.

After the Act comes into force on 1 May 2026, your landlord can only increase your rent once a year.

They also must give you two months’ notice in writing (a Section 13 notice). This notice must explain the new amount, when it will start, and how you can appeal.

If you think a rent increase is unfair, you can challenge it. It might help to give evidence of why it’s unfair, this could include:

• “market rent” - how much similar properties are rented out for in your area
• property condition – if you are waiting for repairs, you might be able to argue that it's unfair to raise your rent
• your past rent levels – if your rent was recently increased, you can ask for this rent hike to be cancelled or reduced.

You only have a short time to challenge your rent increase, so it’s best to send a written response within one month of receiving notice.

If your landlord rejects your challenge, you can escalate it to an independent tribunal which will decide on a fair market rent. Find out more about challenging a rent increaseOpens in a new window on the Shelter site.

Check our page on what to do if you can’t afford rent for more guidance.

Your home should be a safe place to live. The Renters’ Reform Act strengthens your existing rights, and your landlord will have a duty to fix problems under much stricter timescales, although we don’t know the exact deadlines for when repairs should be completed yet.

Local authorities will have greater powers to fine landlords that don’t carry out repairs.

Problems they will need to fix promptly include:

• damp
• mould
• rodent or insect infestation
• electrical risks
• unsafe heating
• leaks
• plumbing issues.

Report any repairs needed in writing and keep records of photos, messages, and follow-up dates. These will help if the problems aren't getting fixed.

The Act also gives better protection against retaliatory eviction. This means your landlord cannot threaten to evict you because you asked for repairs.

If your landlord doesn’t repair the issues in your home within a reasonable amount of time, you can complain to your local council or even take your landlord to court.

Read more on the Citizens Advice page about getting repairs done if you’re renting privatelyOpens in a new window 

The Act supports reasonable requests for pets, minor changes to your home and accessibility adaptations.

However, landlords can still give you conditions if they agree to the changes, like making sure any changes you make are reversible.

The new rules make it clear that landlords cannot discriminate against you if you have children under 18 or are receiving welfare benefits.

Local authorities can fined landlords £7,000 if there is evidence that this has happened.

If you experience discrimination, you can complain to your local authority.

If something goes wrong, start by writing to your landlord clearly setting out the issue.

If nothing changes, tell your local council’s private renting or environmental health team about the issue. They can inspect, issue improvement notices or take enforcement action.

Find your local council’s contact detailsOpens in a new window on GOV.UK

You can also use a redress schemeOpens in a new window if you have a problem with a letting agent or apply to a tribunalOpens in a new window if you don’t agree with a rent increase.

Keep evidence of issues like pictures, copies of letters, receipts and record when you contacted your landlord. Councils and tribunals usually reply to cases within weeks, though complex issues may take longer.

Possible outcomes include repairs being ordered, rent reductions, compensation or penalties for the landlord.

Take advice about withholding your rent if you are renting privately and have a dispute with your landlord as this could leave you vulnerable to eviction for rent arrears, even under the new rules as this can be given as a reason for giving notice to you.

Your local councilOpens in a new window can help if there’s a problem with your landlord or if you’ve been made homeless. They should have greater powers to take action when the new rules come in.

The Shelter England site has lots of helpful guides about what to do if you have a problem with your rental propertyOpens in a new window

There’s more guidance for all sorts of renting questionsOpens in a new window on the Citizens Advice website. You can also get specialist advice from Citizens Advice, over the phone or face-to-face.

The MoneyHelper renting section has information including how to find an affordable rental and a checklist for when you move in.