The Renters' Rights Act 2025 introduces major changes to private renting in England. These reforms are designed to improve security, fairness and housing standards for private renters while creating clearer obligations for landlords.

Most key provisions take effect from 1 May 2026, with further changes being implemented in stages.

This page explains what the new law means for private tenants, landlords, and people threatened with homelessness.

Ending Section 21 (“No Fault") Evictions

From 1 May 2026, landlords will no longer be able to evict assured shorthold tenants using Section 21 notices.

What changes:

• Assured Shorthold Tenancies (ASTs) will end.
  All existing ASTs automatically convert into Assured Tenancies.
• Tenancies can only be ended using specific legal grounds, which must be proven in court.
• All tenancies will become periodic (rolling monthly).

Transitional rules:

A valid Section 21 or Section 8 notice served before 1 May 2026 remains valid until:

• its normal expiry, or
• 31 July 2026,

whichever is sooner.

Changes to Tenancy Types

All private sector tenancies become:

• Assured periodic tenancies
• No fixed-term tenancies allowed
  If a tenancy agreement tries to set a longer rental period (e.g. every 2 months), it will legally default to monthly.

Tenants wishing to leave:

• Must give 2 months' notice.
• Notice can only be withdrawn if the landlord and all joint tenants agree in writing.

New Grounds for Possession

Landlords must rely on legal grounds under Schedule 2 of the Housing Act 1988 (as amended).

Mandatory grounds (examples):

• Ground 1 – Landlord or family member intends to move in
• Ground 1A – Landlord intends to sell the property
• Ground 7A – Serious anti-social behaviour
• Ground 8 – Serious rent arrears
• Ground 5G – Property was used for temporary accommodation under s.193 and is no longer required

Certain grounds require the landlord to give prior written notice at the start of the tenancy.

Special restrictions for Grounds 1 and 1A:

If using these grounds, the landlord cannot:

• re-let the property
• market it for letting
  for 12 months after the notice expires or legal proceedings end.

Breaches can result in penalties up to £40,000.

Renting Costs

Rent increases

• Limited to once per year.
• Must be done via a Section 13 notice giving 2 months' notice.
• Tenants can challenge increases at the First-tier Tribunal.

Ban on Rent Bidding

From 1 May 2026:

• Landlords and agents cannot invite or accept offers higher than the advertised rent.
• Penalties up to £7,000 (or £21,000 for repeat breaches).

Rent in Advance Restrictions

• Maximum of one month's rent in advance for monthly tenancies.
• Demands for higher advance payments are a prohibited payment under the Tenant Fees Act.

Pets: New Rights for Tenants

Tenants have a legal right to request permission to keep a pet, and landlords must:

• respond in writing within 28 days
• request further information only once
• not unreasonably withhold permission
• may set reasonable conditions (e.g. pet insurance)

Deposit Protection

Deposit rules under the Housing Act 2004 now apply to all assured tenancies.

A landlord must:

• protect the deposit in an approved scheme
• give prescribed information

Failure can prevent the landlord obtaining possession except for Grounds 7A and 14.

Anti-Discrimination Rules

From 1 May 2026, landlords and agents must not discriminate against applicants:

• with children
• who receive benefits

Any tenancy clause that bans children or benefits claimants becomes void.

Penalties: up to £7,000, with further penalties if the behaviour continues.

Written Statement of Terms – New Requirements

From 1 May 2026, landlords must give tenants certain written information about the key terms of their tenancy. This applies to all new assured periodic tenancies created on or after this date.

New Tenancies (starting on or after 1 May 2026)

Landlords must provide a Written Statement of Terms before the tenancy is entered into.
This document must include:
• Names of landlord and tenant
• Property address
• Rent amount, payment dates, and how rent increases work
• Deposit amount
• Notice requirements
• Safety obligations
• Repair responsibilities
• Information on possession processes and tenant rights

Existing Tenancies (those that automatically convert on 1 May 2026)

Landlords must provide the official Government Information Sheet to all existing tenants by 31 May 2026, if the tenancy already has a written agreement.

If the tenancy has no written agreement, the landlord must instead issue the full Written Statement of Terms by 31 May 2026.

Failure to provide these documents may result in civil penalties of up to £7,000.

Further Changes

Some reforms under the Renters' Rights Act will not begin on 1 May 2026. Additional measures, including the new national Private Rented Sector Database, the Landlord Redress Scheme (Ombudsman) and future standards such as Awaab's Law and the Decent Homes Standard for private renting, will be introduced in later phases from late 2026 onwards, following further Government regulations and guidance

Need Help or Advice?

If you are worried about losing your home or have received a possession notice, please contact the team as soon as possible so we can help prevent homelessness wherever possible.

You can contact us by:

Telephone: 01789 260 126 or 01789 267 575

Email: homeless@stratford-dc.gov.uk

In person: Elizabeth House, Church Street, Stratford-Upon-Avon, CV37 6HX (please note our opening hours)

For independent housing advice:

• Shelter England – 0300 330 0517 Home - Shelter England
• Citizens Advice – www.citizensadvice.org.uk
• Gov.uk – “Guide to the Renters' Rights Act"