The Renters’ Rights Act 2025 – An update (April 2026).
The Renters’ Rights Act (RRA) is here, and the first phase is to take effect from the 1st May. It’ll abolish Section 21 evictions and introduce a single system of periodic tenancies, along with several changes to the way residential tenancies can be conducted.
The RRA is the most significant reform the private rented sector (PRS) has seen since the Housing Act 1988. Introduced to Parliament on 11 September 2024, the Act has wideranging implications for landlords, tenants, and letting agents alike.
This update is designed to provide you with the most important changes you need to be aware of, but is by no means an exhaustive list.
Phase One
What is the Renters’ Rights Act?
The RRA is a piece of legislation designed to deliver “long overdue” reforms to the Private Rented Sector (PRS). Its primary goal is to give tenants more security to stay in their homes and more freedom to leave substandard properties.
The Government believes this is necessary because: “While the majority of landlords provide a good service, the [PRS] currently provides the least affordable, poorest quality and most insecure housing of all tenures.”
What will happen to tenancies?
All current Assured Shorthold Tenancies (ASTs) and those signed before the 1st May 2026 will automatically convert to Assured Periodic Tenancies (APT) overnight. Fixed term tenancies (such as 6 or 12 month tenancies) will no longer exist, and tenants will be able to stay in the property until they decide to end the tenancy by giving 2 months notice at any time.
The Act requires landlords give the tenant a “RRA Information Sheet 2026” to existing tenants within 1 month of the 1st May, and before any new tenancy starts thereafter. This Information Sheet provides tenants with an overview of the new rules.
Section 21 will be abolished as of the 1st May 2026
The abolition of the Section 21 “no-fault eviction” notice is one of the Government’s flagship rental reforms. Although letting agents and landlords appreciate the convenience of Section 21 notices, the Government feels that tenants are getting a raw deal.
“Uproot[ing] renters from their homes with little notice and minimal justification” is something they want to end as early as possible.
With the abolition of the section 21 notice, possession of a property will only be achieved by using a section 8 notice, which must be based on specific legal grounds – either mandatory or discretionary. Mandatory grounds are firm reasons for eviction, while discretionary grounds require letting agents and landlords to provide justification and proof for eviction. Some existing grounds within section 8 have been amended and new grounds introduced, for example:-
Selling the property: a new ground allows a landlord to regain possession if they wish to sell the property. Be aware that this ground cannot be served within the first 12 months of a tenancy, requires 4 months notice, and places restrictions on further letting for the following 12 months (ie, if the landlord serves this notice, the tenant vacates but the landlord is unable to sell or changes their mind, the landlord will not be able to relet the property for a further 12 months).
Moving into the property: landlords retain the right to reclaim their property if they or direct family members need to live in it. Be aware that using this ground requires four months notice, and places restrictions on further letting for the following 12 months.
Serious rent arrears: The mandatory threshold for eviction will increase from 2 to 3 months of rent arrears, and the notice period has been increased from 2 to 4 weeks. It is important to know that in cases which require a court hearing to obtain possession that the wait for a hearing is around 4-6 months, this on top of the period of rent arrears and the 4 weeks notice, then possibly a wait for a bailiff, means you could easily be looking at a year. If a landlord cannot afford to be without rent for this length of time they should definitely consider a rent guarantee insurance policy. We anticipate that most landlords will move to arranging such insurance policies as a matter of course, and we will be able to help with guidance on this if needed.
There are further grounds for possession but those mentioned above are the most common seen in our experience.
Limits to rent increases during the tenancy
In the current system, landlords can raise the rent in several ways, including rent review clauses in the tenancy agreement, renewing fixed-term tenancies, and mutual written agreements during the tenancy. However, due to the abolition of fixed-term tenancies, Section 13 notices will be the only way to raise rent.
Landlords will be able to increase rents once per year to the market rate – the price that would be achieved if the property was newly advertised to let. To do this they must serve a Section 13 notice, setting out the new rent and giving at least 2 months’ notice of it taking effect. Rent increases by any other means – such as previous rent review clauses in a tenancy agreement – are not permitted. It is also not possible to agree a rent increase informally, by for example text, email or a letter – the Section 13 rent increase process must be used.
The date of the proposed rent increase needs to coincide with the start date of a rent period, and serving of the S13 notice is the start of the rent increase negotiation. If the tenant asks for, and is granted, a lower increase as a result of the negotiation, they will not be able to challenge the rent later at the First-Tier Tribunal (FTT).
If a tenant believes the proposed rent increase exceeds market rate, they can challenge this at the FTT, before the new rent is due to start. The FTT will then determine what the market rent should be. It is free for the tenant to appeal to the FTT and the Tribunal will also have a new jurisdiction to determine the validity of the Section 13 notice. The Tribunal will no longer be able to increase the rent beyond what the landlord initially proposed, and the new rent will apply from the date of the Tribunal determination (and will not be backdated). In addition, in cases of undue hardship, the Tribunal will have the power to defer rent increases by up to a further 2 months.
Rental Bidding
A landlord will not be able to accept a higher rent than that already advertised, for example from someone offering more because they desperately want the property, or from someone who is perhaps trying to counter act their adverse credit history.
Renting with pets
A landlord must consider and cannot unreasonably refuse a tenant’s request to have a pet at the property, and a tenant has the right to challenge unfair decisions.
It will always be reasonable for a landlord to refuse a pet request when their superior landlord prohibits pets. We do not believe there are provisions for landlords to compel a tenant to have pet insurance, as was previously thought there would be.
Rent in advance
From the 1st May 2026, no rent can be demanded before the due date. Traditionally an agent would receive the first months rent and deposit before signing the tenancy agreement. This will now be prohibited. The rent can be demanded and received only once the tenancy agreement
has been signed by both parties.
A landlord cannot request several months rent up front from the 1st May. They can however, accept rent in advance after the first months rent has been paid, and only at the tenants suggestion/
request.
Discrimination
The Act addresses the issue of discrimination against tenants based on their receipt of benefits or family status and makes it unlawful to discriminate against tenants who receive housing benefits or who have children.
Phase Two (late 2026/2027)
New Private Rented Sector Landlord Ombudsman
Mandatory for all landlords.
Independent dispute resolution.
New Private Rented Sector Database
Registration and compliance.
Greater transparency and enforcement.
Phase Three (TBC)
Decent Homes Standard
Offences and Penalties
The RRA introduces significant enforcement measures, to ensure landlords comply with the new regulations. Local Authorities will have significant additional powers to investigate and enforce the new rules.
· Landlords could face fines of up to £7,000 for minor breaches, such as failing to comply with basic standards.
· More serious and repeat offences can incur fines as high as £40,000. In extreme cases,
landlords could face criminal prosecution.
· Where a landlord has committed multiple breaches, then landlords could be liable for a rent repayment order.
In order for councils to act swiftly and drive-up standards, local authorities will be granted additional powers to retain the revenue from fines and use them to fund further enforcement. The penalties are designed to protect tenants and ensure higher standards.
The above information was gathered from various sources (Turner Scott, The Goodlord Team, and safeagent) and pulled together by our office, to bring you this short update.
This update is provided in good faith, and believed accurate as at the 1st April 2026. As always, if you have any particular concerns, please contact our office for further advice.
01200 425697
[email protected]
Please see pages 5 to 7 of the PDF below for the Definitive Guide to the Renters’ Rights Bill
