The Renters Rights’ Act 2025
The first phase of the main legal reforms under the Renters’ Rights Act 2025 will come into force on 1 May 2026. These reforms mean that changes will apply to all privately rented properties in England, regardless of when a tenancy began.
The reforms will have a significant effect on the private rented sector, and landlords need to be aware of the upcoming changes, including the abolition of assured shorthold tenancies and ‘no fault’ evictions, and new rules for setting rent.
We’ve listed some of the key changes below, but there’s much more guidance for landlords about how renting is changing on the government’s Housing Hub and in the government’s Guide to the Renters’ Rights Act.
Tenancy agreements
Landlords will no longer be able to grant fixed term tenancies. All new tenancies (subject to certain exceptions) must be assured periodic tenancies. Periodic tenancies have no fixed end date, and tenants can end the tenancy by giving two months’ notice. Existing assured shorthold tenancies will automatically convert into periodic tenancies.
There’s no need to amend existing written tenancy agreements but landlords must provide tenants with a copy of a government publication – The Renters’ Rights Act Information Sheet 2026 by 31 May 2026. failure to do so may result in a fine of up to £7,000 issued by the local council.
For new tenancies that starting after 1 May 2026, landlords must provide tenants with certain information about the tenancy in writing. The government has published guidance for landlords explaining the details of the written information that must be given to tenants.
Eviction reform and setting rent
Landlords will no longer be able to seek possession through a no fault eviction. However, they can still recover possession under specific grounds, which include selling the property, serious rent arrears, and antisocial behaviour.
Under the new rules in the Renters Rights Act, restrictions on how and when rent can be increased are introduced. Rent can only be increased once in any 12-month period.
The act also limits the amount of rent a landlord can ask a tenant to pay in advance. For most tenancies the maximum is one month’s rent.
When advertising a rental property, landlords and letting agents must set a price and stick to no more than the advertised amount. Bidding practices and accepting offers above the advertised price will be against the law.
To support the changes the government has produced some new assured tenancy forms for privately rented properties. These forms may be useful for tenancy processes such as seeking possession of a rented property or proposing a new rent. The forms are watermarked and can’t be used before 1 May 2026. Versions of the forms that can be used will be published on the assured tenancy forms web page on 1 May 2026.
You won’t be able to do anything that prevents a tenant from renting a property because they have children or receive benefits.
You’ll have to consider a tenant’s request for a pet fairly and within a set timeframe. You must provide valid reasons if you refuse the tenant’s request.
Not all of the elements of the Renters’ Rights Act will be implemented on 1 May 2026.
A database, an ombudsman, Awaabs Law and the Decent Homes Standard will be implemented later.
You can go to the government’s Campaign Hub to sign up for e-mail alerts telling you when new guidance is published.
Mortgage conditions and the changes in the law
We won’t be making any formal changes to customers’ mortgage terms and conditions as a result of the changes introduced by the Renters’ Rights Act. However, we won’t enforce any terms and conditions that conflict with the new legal requirements. For example, if you’re a landlord whose mortgage terms specify that your property must be let under an assured shorthold tenancy, we understand that this will no longer be possible, and we expect you to comply with the updated law.
Where you can find information from the government
Below, we’ve included links to government web pages that you may find helpful.
If you’re a landlord of a tenancy that was created before 1 May 2026 you must give everyone named on the tenancy agreement a copy of the Renters’ Rights Act Information Sheet before 31 May 2026 – or you could face a fine of up to £7,000.
You may provide your tenants with a paper copy, or you can email them a PDF version of the information sheet.
Please note that if you choose to e-mail your tenants, you must attach the PDF to the e-mail. Sending a link to the information sheet won’t be considered valid.
The government has published guidance about tenancy agreements and the written information you must provide to tenants if a new tenancy begins on or after 1 May 2026.
If you’re a landlord looking for help to understand your responsibilities, the government’s Housing Hub provides guidance on how renting – and the rights and responsibilities of landlords – is changing.
There’s more background on the reform of the private rented sector, along with a more detailed explanation of the measures in the Renters’ Rights Act available on the government’s website in the Guide to the Renters’ Rights Act.
The Renters’ Rights Information Sheet
Find out moreGuide to the Renters’ Rights Act
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