What is the Renters’ Rights Act 2025?

At Crate Jacobs we regularly help landlords and tenants navigate the many legal tripwires involved with property matters.

The Renters’ Rights Act is set to significantly overhaul private renting in England and is designed to re-balance the power between landlords and tenants, which for decades has heavily tilted towards landlords.

As a result, approximately 11 million tenants in England, including many UNISON members, have been left vulnerable to rising costs, instability and exploitation, ultimately making the rental market a very scary place to be.

Following sustained campaigning by UNISON members, the Act aims to address long‑standing issues in the rental market by introducing clear rules for landlords, strengthening tenant protections and establishing housing security as a legal right.

While the Act received Royal Assent on 27 October 2025, its provisions are being introduced in stages. The first major changes come into force on 1 May 2026, and they will fundamentally change how renting works for millions of people.

The changes are also great news for pet owners and their beloved pets!

Key Changes From 1 May 2026

1. Fixed-Term Tenancies Abolished

It will no longer be possible to create a new tenancy with a set end date.

• Assured Shorthold Tenancies (ASTs) will be abolished;
• All new tenancies will become Assured Periodic tenancies; and
• Existing fixed‑term tenancies will automatically convert to periodic tenancies on 1 May 2026.

Existing tenants do not need to sign a new contract, but landlords must provide a Mandatory Information Sheet by 31 May 2026 (link below), explaining how tenants’ rights have changed. Failure to do so can result in a fine of up to £7,000 imposed by the local authority.

These protections are set in law and cannot be removed or altered by tenancy agreements.

https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026

2. End of “No‑Fault” Evictions

Arguably one of the biggest changes is the abolition of Section 21 notices.

Landlords will no longer be able to evict tenants without giving a legally valid reason. Instead, to end a tenancy, landlords must apply to court and rely on a specific legal ground, such as (i) serious rent arrears or (ii) proven anti‑social behaviour.

3. Notice Periods Made Fairer

Tenants gain greater flexibility and security:

• Tenants can end their tenancy at any time, even from day one;
• A maximum two months’ written notice is required (including by text or email); and
• Existing shorter notice periods (such as one month) remain valid.

Landlords, meanwhile, face new restrictions:

• A landlord cannot move into the property or sell it within the first 12 months of a tenancy; and
• After this period, they must give four months’ notice.

4. Rent Increase Protections

Rent increases will be tightly controlled:

• Rent can only be increased once per year;
• Increases must be made using a formal Section 13 notice; and
• Landlords must give at least two months’ notice.

If tenants believe a proposed increase is above market rate, they can challenge it at tribunal. While the government is proposing a £47 application fee, tenants on low incomes may be eligible for financial help through the “Help with Fees” scheme. https://www.gov.uk/get-help-with-court-fees.

5. ‘Bidding Wars’ Banned

From 1 May 2026, it becomes a legal offence for landlords or agents to invite, encourage or accept any offers above the advertised rent. Property listings must clearly state the rental price, putting an end to rental bidding wars that have driven up costs for tenants over several years.

6. Limitation on Rent Payments

For all new tenancies, landlords cannot accept rent before the tenancy agreement is signed and after signing, landlords cannot demand more than one month’s rent at a time. This is good news for tenants, who for years have regularly had to pay up to two months’ rent or more upfront as a deposit before moving in (unrealistic for most).

7. UK‑Wide Anti‑Discrimination Rules

It will be illegal to refuse a tenancy because someone has children or receives benefits and these protections will apply across England, Scotland, and Wales, ensuring fairer access to housing.

8. Right to Request a Pet – the best part!

Tenants now have a legal right to request permission in writing, to keep a pet. Landlords must respond to the request within 28 days and not “unreasonably withhold” consent to the request.

9. Stronger Enforcement and Penalties

Local authorities have a mandatory duty to enforce the new rules and are backed by significant powers, including:

• Fines ranging from £7,000 to £40,000; and
• Rent repayment orders of up to 24 months.

Can we help you as a landlord or tenant?

In our experience, is it important to obtain legal advice early on. This typically increases the prospects of matters being resolved more quickly and in a cost effective manner.

If you have a matter you would like to discuss with us regarding the changes taking place on 1 May 2026, please feel free to contact us on 01737 339 618 or email us at info@cratejacobs.com and one of our team will happily assist you.

Amy Jacobs

Founding Partner of Crate Jacobs