The Renters' Rights Act 2025 is the largest reform of private renting in England in more than thirty years. The first phase of changes took effect on 1 May 2026. This guide summarises what changed and what is still to come. It is general information, not legal advice.
1. Section 21 has ended
Landlords can no longer use section 21 of the Housing Act 1988 to end a tenancy without a reason. To regain possession you must rely on a ground in the legislation, such as selling the property, moving in yourself or a family member, or rent arrears, and serve the correct notice.
2. Periodic tenancies
Most private tenancies are now assured periodic tenancies with no fixed end date. Tenants can end them by giving notice. Landlords can end them only on a valid ground.
3. Rent increases
Rent can be increased no more than once a year using the revised section 13 procedure, with at least two months' notice. Tenants can challenge an increase at the First-tier Tribunal.
4. Rent in advance and bidding
You cannot ask for more than one month's rent in advance, and you cannot invite or accept offers above the advertised rent.
5. Pets
Tenants can request to keep a pet. You must consider the request and respond within 28 days, giving reasons if you refuse.
6. What comes next
- A private rented sector database, on which landlords will need to register, from late 2026
- A private rented sector landlord ombudsman, expected in 2028
- The Decent Homes Standard for privately rented homes, with the government indicating 2035 or 2037
What it means for you
The new rules reward landlords who keep good records, follow the right process and choose tenants carefully. Under full management we run every notice and process for you. With guaranteed rent you receive an agreed monthly sum and we take on the day to day relationship with the people living in your home.
Source: GOV.UK, Implementing the Renters' Rights Act 2025: our roadmap for reforming the private rented sector. Updated 6 October 2026.