The Renters' Rights Act:

The Renters' Rights Act 2025, which received Royal Assent on October 27, 2025, is landmark legislation transforming the private rental sector in England. It introduces significant changes with a phased implementation, beginning with core tenancy reforms on May 1, 2026.
Key Provisions and Implementation Dates
The Act introduces a new system that provides greater security for tenants while ensuring landlords can still regain possession for valid reasons.
Phase 1: May 1, 2026
The first phase introduces the most significant changes to day-to-day renting practices.
Abolition of Section 21 Evictions: Landlords can no longer use "no-fault" eviction notices. Instead, they must use the reformed Section 8 process and provide a valid legal reason (ground) for possession, such as wanting to sell the property or if the tenant is in significant arrears.
Assured Periodic Tenancies (APTs): Fixed-term assured shorthold tenancies (ASTs) will be abolished and all existing relevant tenancies will automatically convert to rolling (periodic) contracts with no fixed end date. Tenants will be able to end a tenancy with a minimum of two months' notice.
Rent Increases: Landlords can only increase rent using a Section 13 notice once per year, with at least two months' notice. Tenants can challenge increases they believe are above market rate at a First-tier Tribunal, with the landlord's proposed rent as the maximum amount the tribunal can set.
Banning Discrimination: It becomes illegal for landlords and agents to have blanket bans on renting to prospective tenants who are receiving benefits or have children.
Pets in Properties: Tenants are given the right to request a pet, which the landlord must consider and cannot unreasonably refuse. Landlords have 28 days to respond and may require the tenant to take out pet insurance.
Rent Bidding & Advance Payments: Landlords and agents must advertise properties with a specified rent and cannot invite or accept offers above that price. Landlords are also prohibited from accepting more than one month's rent in advance before a tenancy begins.
Phase 2: From Late 2026
This phase focuses on increased transparency and dispute resolution.
Private Rented Sector (PRS) Database: A mandatory national database requiring all landlords to register themselves and their properties, including compliance information like safety certificates.
Landlord Ombudsman: All landlords will be required to join a new ombudsman scheme, expected to be mandatory by 2028, to provide quick, impartial, and binding resolution for tenant complaints outside of the court system.
Phase 3: Dates TBC (Post-2030 Expected for Some)
This final phase focuses on property standards.
Decent Homes Standard: The minimum housing standard (currently for social housing) will be extended to the private rented sector, ensuring properties are safe and in a good state of repair.
Awaab's Law: This will set clear legal timeframes within which landlords must investigate and fix serious health hazards like damp and mould.
For official guidance and ongoing updates, please refer to the GOV.UK guide to the Renters' Rights Act or the implementation roadmap.