The Renters’ Rights Act 2025 abolishes Section 21 no-fault evictions — the biggest shift in tenant rights since the Housing Act 1988. Tenants gain the security to challenge poor practice without fear of retaliatory eviction. The Act applies to England only and does not cover Rent Act tenancies.

From 1 May 2026, all existing Assured Shorthold Tenancies (ASTs) automatically convert to Assured Periodic Tenancies (APTs). Fixed-term tenancies cease to exist and can no longer be created. Tenants can end the tenancy at any time with two months’ written notice.

Landlords must not use agreements that refer to a fixed term. Doing so is a civil offence. A written Statement of Terms must be provided before the tenancy begins, and all existing tenants must receive the government Information Sheet by 31 May 2026.

Landlords can raise rent once per year only, using a formal Section 13 notice with at least two months’ written notice. Contractual rent review clauses in tenancy agreements become unenforceable from 1 May 2026. Nothing in the Act prevents landlords from raising rents in line with open market prices.

Landlords and letting agents are prohibited from accepting, encouraging, or soliciting offers above the advertised asking rent. Creating bidding wars among prospective tenants is now illegal.

For the first time, a formal Decent Homes Standard (DHS) will apply to privately rented homes. Local councils have the authority to enforce it. The DHS applies to most privately rented properties, including those let under assured tenancies and supported housing.

If a property fails to meet the DHS, councils can issue an improvement notice requiring the landlord to fix the issue within a set timeframe. Non-compliance can lead to civil penalties or criminal prosecution. Either the tenant or the council may apply to the First-tier Tribunal for a rent repayment order.

Under the DHS, every rented home must be:

• Free from serious Category 1 hazards
• Kept in a reasonable state of repair
• Equipped with modern facilities and services
• Providing adequate thermal comfort (meeting EPC standards)
• Free from damp and mould, in line with Awaab’s Law

Blanket “no pets” clauses are banned. From 1 May 2026, all new tenancies include an implied term allowing tenants to formally request permission to keep a pet. Landlords cannot unreasonably refuse.

The landlord must respond in writing within 28 days of receiving the request. They may ask for additional information, which the tenant must supply within 7 days. If the tenant fails to supply it, the landlord is not required to respond.

Following the tragic death of two-year-old Awaab Ishak from prolonged mould exposure in his social rented home, a campaign by the Manchester Evening News, Shelter, and the Ishak family led to the introduction of Awaab’s Law through the Social Housing (Regulation) Act 2023. The Renters’ Rights Act now extends these protections to the private rented sector.

The Act allows for regulations requiring PRS landlords to remedy hazards, including damp and mould, within specified timescales. If landlords fail to comply, tenants may take enforcement action through the courts.

The Act amends the Tenant Fees Act 2019 to ban landlords and letting agents from requesting rent payments before a tenancy begins. Once a tenancy is signed, only up to one month’s rent (or 28 days for shorter rental periods) may be collected before the start date. Landlords cannot enforce clauses requiring rent to be paid ahead of the agreed due dates.

The first or any subsequent rent payments can only be requested after the tenancy agreement has been signed. The rent collected for the initial period cannot exceed the standard monthly rent.

The Act establishes a new Private Rented Sector Landlord Ombudsman Service. All private landlords in England with assured or regulated tenancies must legally join, including those using letting agents. Landlords pay a membership fee; tenants access the service free of charge.

Local authorities can take action against landlords who fail to join, or against agents who market unregistered landlords’ properties. Tenants may also apply for Rent Repayment Orders if a landlord repeatedly fails to join.

With Section 21 abolished, Section 8 is the only legal route to possession. All possession proceedings must use a Section 8 notice with a valid legal ground. The Act has amended existing grounds and introduced new ones, many now requiring longer notice periods.

The Act establishes a new Private Rented Sector Database. All landlords of assured and regulated tenancies must register themselves and their properties. Landlords who market or let without registering, or who supply false information, may face penalties and can be prevented from repossessing their property.

The database records Banning Orders, relevant convictions, and financial penalties. It is maintained by local authorities, who will charge a registration fee. It will be publicly accessible, enabling tenants to verify their landlord before signing.

The Act strengthens local councils’ powers to collect and retain revenue from financial penalties, funding future enforcement. Minor or first-time non-compliance carries a penalty of up to £7,000. Serious, repeated, or persistent breaches can result in penalties up to £40,000 or criminal prosecution, as set out in government guidance on civil penalties.

From 27 December 2025, councils have expanded investigatory powers including the ability to:

• Enter business premises to seize documents
• Request information from individuals or organisations
• Enter residential properties with specific authorisation
• Enter PRS business premises with or without a warrant (sections 118 and 121)

A Rent Repayment Order (RRO) allows a tenant or local authority to reclaim rent from a landlord who has committed an offence. The Act expands the scope of RROs to include:

• Knowingly or recklessly misusing a possession ground
• Breaching restrictions on letting or marketing a property
• Continuing tenancy reform breaches after a financial penalty
• Ongoing breaches of landlord redress scheme rules after a financial penalty
• Providing false information to the PRS Database
• Failure to register with the PRS Database after a financial penalty

The Act tackles rental discrimination in the private rented sector, covering both direct discrimination (such as advertising “No DSS”) and indirect practices that prevent certain individuals from securing a tenancy.

Landlords and letting agents retain the right to choose tenants and carry out referencing checks to ensure viability. However, these checks must be based on affordability only and cannot discriminate against tenants for having children or receiving benefits.