The Renters' Rights Act 2025 is the biggest change to private renting in England for a generation. The first and largest set of measures took effect on 1 May 2026. If you let property in England, these are the points that matter.
Section 21 has ended
Landlords can no longer use section 21 of the Housing Act 1988 to end a tenancy without giving a reason. To regain possession you now need to rely on one of the grounds for possession, such as selling the property, moving in yourself or serious rent arrears, and follow the correct notice periods.
Most tenancies are now periodic
The vast majority of private tenancies are now assured periodic tenancies. They have no fixed end date and continue until the tenant gives notice or the landlord obtains possession on a valid ground.
Rent increases once a year
Rent can be increased no more than once a year, using the revised section 13 procedure. You must give the tenant notice of the new rent at least two months before it takes effect, and the tenant can challenge it at the First-tier Tribunal.
Rent in advance and bidding
Landlords and agents can no longer ask for more than one month's rent in advance, and they cannot invite or accept offers above the advertised rent.
Pets
Tenants can ask to keep a pet, and landlords must consider the request and respond within 28 days. A refusal needs a reasonable, documented reason.
What comes next
The government's roadmap sets out further phases. A private rented sector database, which landlords will need to register on, is due to begin from late 2026. A new landlord ombudsman is expected in 2028, and the Decent Homes Standard will apply to private rented homes later, with the government indicating 2035 or 2037.
Where guaranteed rent and management fit
For landlords who want to step back from the detail, the new rules are a strong reason to have a professional in charge. With full management we run every notice, process and record correctly on your behalf. With guaranteed rent you receive an agreed monthly sum and we take on the day to day relationship with the people living in the home. Read our full landlord guide or speak to a property manager.
Sources: GOV.UK, Implementing the Renters' Rights Act 2025: our roadmap.
