Renters' Rights Act
The council is getting ready for the new Renters’ Rights Act 2025.
This law brings the biggest changes to England’s private rental market in decades. It aims to make renting fairer, safer, and better quality. The Act will be introduced in stages from 1 May 2026 until 2037.
Key changes include
End of 'no-fault' evictions
- Section 21 notices stopped; all tenancies become assured periodic, giving renters greater stability.
Rent rules
- Rent increases limited to once per year with two months’ notice.
- Ban on bidding wars and restricting rent in advance to one month.
Tenant rights
- Right to request pets, with landlords required to respond within 28 days.
- Anti-discrimination measures: landlords cannot refuse tenants with children or those on benefits.
Transparency and enforcement
New infrastructure
- Private Rented Sector Database: compulsory landlord registration and property compliance records.
Landlord Ombudsman
- Independent dispute resolution service (full rollout by 2028).
- Court digitisation for possession claims by 2027.
Raising standards
- EPC rating C required for all PRS properties by 2030
- Decent Homes Standard extended to private rented homes by 2035–2037
- Awaab’s Law: enforceable hazard repair timeframes
The Renters’ Rights Act is a big step toward a fairer rental system. It is being enacted in stages with the first changes in place from 1 May 2026.
It sets clear rules, uses digital tools, and raises property standards to make renting safer and clearer for everyone.
If you are having problems with your privately rented property or your private landlord you can report them to us.
Report a problem with a private rented property
What you need to know
Here are the main things that will affect you as a private tenant or as a landlord.
Key changes for tenants and landlords
| Area | What is changing | If you are a tenant | If you are a landlord |
|---|
|
Eviction and possession
|
Section 21 ‘no-fault’ evictions are banned
|
Landlords will need to give you a valid legal reason to evict
|
To regain possession, you need to rely on Section 8 grounds (i.e. fault/defined legal reasons)
New or enhanced Section 8 grounds (mandatory and discretionary) are proposed. You’ll need to ensure your notices and evidential basis are solid
|
| |
Notice periods
|
You need to give your landlord two months' notice if you want to leave the property.
|
You need to give two months' notice to your tenant/s if you want to regain possession.
|
| Tenancies |
Fixed term assured shorthold tenancies (eg 6 or 12 months) will be removed
|
Tenancies will become rolling assured tenancies. This means you can stay as long as you want, and leave when you want, as long as you give two months’ notice
|
All existing fixed term assured shorthold tenancies (ASTs) will convert to open-ended (periodic) tenancies.
Read the Government's draft Written Statement of Terms, which explains what information you need to include in your tenancies
|
|
Rent
|
Rent in advance
|
Landlords will only be allowed to ask for up to one month’s rent in advance (or 28 days if the rent period is less than a month). Bigger upfront payments will be banned
|
You can only charge and collect the advertised rent
|
| |
Rent increases
|
Rent increases will be limited to once per year. You can challenge this in the courts if you think your rent increase is higher than the market rate
|
The only mechanism to increase rent will be via Section 13 notices under periodic tenancies. You will have to give two months’ notice of the increase
|
| |
Bidding wars are banned
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You will pay the rent advertised and no more
|
You, or agents working on your behalf, can’t accept above-advertised rent offers
|
|
Property condition and safety
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A ‘Decent Homes Standard’ will apply
|
Damp and mould, repairs and structural issues, must be addressed within set timeframes
|
You’ll need to audit, maintain, and possibly invest more in property upkeep to ensure compliance. Failure to meet standards could lead to penalties or enforcement actions
|
|
Tenants’ rights
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Discrimination against tenants banned
|
For example, you may more easily keep pets
|
You won’t be able to refuse tenants because they are on benefits or have children
|
|
Complaints and disputes
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A new Private Rented Sector Ombudsman is proposed
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You can complain to the Ombudsman if you are not satisfied with the way your landlord is dealing with your issue
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You will have to abide by the Ombudsman’s decision or could face a penalty
|
|
Landlord registration
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A national digital private rented sector database is proposed
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Your landlord must be registered and all property safety documents uploaded to the portal, giving you more peace of mind
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You will need to register on the database and keep your records up to date
|
Student renters and landlords
Most student renters and landlords in the private rented sector will be affected by the Renters' Rights changes. The new rules do not apply to Purpose-Built Student Accommodation (PBSA) or lodger arrangements.
Landlords who let to student groups can use the new Ground 4A to regain possession of a property for a new cohort of students at the start of the academic year, provided the correct notice has been given.
Ground 4A can be used between 1 June and 30 September.
For more information, see the government's guidance.
Useful links
The GOV.UK website has a guide to the Renters' Rights Act.
