The Government has confirmed that the Renters’ Rights Act 2025 will be introduced in three phases. Phase one will launch the new tenancy regime and will take effect on 1 May 2026. The remaining two phases will follow later: Phase two will introduce the new Private Rented Sector Landlord Ombudsman and the national landlord and property database, while Phase three will focus on improving housing standards through the extension of Awaab’s Law and an enhanced Decent Homes Standard. This guide explains all the changes landlords and letting agents can expect in Phase one on 1 May 2026.
From 1 May 2026, Section 21 ‘no-fault’ evictions will be abolished in the private rented sector. Landlords may continue issuing Section 21 notices until 30 April 2026. After that, all repossessions must be carried out using the strengthened Section 8 grounds, meaning landlords will need a valid legal reason to regain possession. This reform is designed to give tenants greater security while creating a more transparent and regulated eviction process.
Under the new rules, most new and existing tenancies in the private rented sector will automatically become Assured Periodic Tenancies. This change means tenants can remain in their homes indefinitely unless the landlord has a valid legal reason under Section 8 to regain possession. Fixed-term tenancies, which traditionally lasted between six and 12 months, will no longer be standard. Tenants who wish to end their tenancy must provide at least two months’ notice, giving both landlords and tenants greater certainty and flexibility.
Read our article to find out more: “Renters' Rights Act: How are rental tenancies changing?”
With the move away from no-fault evictions, the Act strengthens and expands the grounds available under Section 8. The intention is to make the system capable of dealing fairly and decisively with serious issues, while still protecting tenants from unjust eviction. Grounds relating to serious or persistent rent arrears are being tightened to make it easier for landlords to regain possession where tenants consistently fail to pay rent. Similarly, grounds associated with anti-social behaviour are being strengthened to make sure that landlords can act more quickly and effectively in cases where a tenant’s behaviour is causing harm or disturbance. Landlords will still be able to recover their property if they intend to move back in themselves or if significant redevelopment works are needed, but these grounds will now be supported by clearer rules and a more robust evidential framework.
Under the new rules, landlords will only be allowed to increase rent once per year, and any increase must align with the current market rate. Landlords will be required to follow the Section 13 procedure and provide tenants with at least two months’ notice of any proposed increase. The Act will also abolish automatic rent review clauses in tenancy agreements, meaning that rents cannot rise without a formal review.
Importantly, tenants who disagree with a proposed rent increase and choose to challenge it in court will be protected financially. The rent cannot be raised beyond the amount originally requested by the landlord. This is a significant change from the previous system, where tenants who challenged a rent increase risked having the rent set higher than the original proposal if the court determined the previous rent was below market value. The new system allows for tenants to contest increases without facing unexpected financial penalties, providing them with greater security and fairness in the rental process.
Read our guide: "Section 13: A landlord’s guide to rent increases"
Landlords and letting agents will not be able to accept an offer that is higher than the advertised rent. This means tenants will not be pressured into competing with one another by offering higher rents simply to secure a property.
Alongside this, the Act also tackles the growing issue of excessive upfront payments. At present, some landlords request several months’ rent in advance, which can make accessing private rented accommodation extremely difficult for many households, particularly those on lower incomes or without substantial savings. To address this, the new legislation caps rent in advance at a maximum of one month. Landlords will not be permitted to demand more than this when granting a new tenancy.
Find out more: Renters' Rights Act: What’s happening with bidding wars and rent Increases?
Landlords and letting agents will no longer be able to impose blanket bans on renting to tenants who receive benefits or who have children. This includes refusing to provide information or blocking viewings. All applicants must be considered individually, with decisions based on their circumstances rather than on pre-existing exclusions. This change aims to widen access and remove discriminatory barriers in the private rented sector.
Landlords will not be able to refuse tenants with pets without a valid reason. Acceptable grounds for refusal include the property being unsuitable for the type or size of the pet. Tenants must submit a written request describing the pet, and landlords have 28 days to respond. If further information is needed, landlords have seven days to issue a final decision after receiving it. Tenants may challenge a refusal through complaints or the courts.
While landlords can use the tenant’s standard deposit to cover pet-related damage, research shows that in 35% of cases, repair costs exceed the deposit. Pet damage insurance is therefore essential. Total Landlord offers coverage of up to £2,500 in addition to the deposit, covering both gradual wear and tear and one-off accidents, giving landlords comprehensive protection.
For more detail, read "pet damage protection for landlords" and "Renters’ Rights Act: What landlords need to know about pets and insurance"
Phase one will introduce tougher enforcement measures. Civil penalties will be expanded, and local councils will be required to report on their enforcement activity. Rent repayment orders will be extended to apply to superior landlords, not only direct landlords. Maximum penalties will be doubled and repeat offenders will automatically face the highest available financial sanctions.
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