The Renters’ Rights Act 2025 is set to bring the most significant reforms to England’s private rented sector in over three decades. With the legislation due to take effect on 1 May 2026, landlords must prepare for sweeping changes that will alter tenancy agreements, eviction procedures, rent increases, and local authority oversight.

Major changes under the Renters’ Rights Act

The Act abolishes section 21 ‘no fault’ evictions, converting Assured Shorthold Tenancies into periodic tenancies and rendering fixed-term contracts void. Local authorities will gain enhanced powers to oversee compliance, with tougher penalties for landlords who fail to register or provide accurate information to a new national landlord database and redress scheme.

Among the key reforms, landlords will face increased thresholds for fault-based eviction notices. For example, tenants must now be three months in rent arrears before possession can be sought on mandatory grounds, up from two months previously. This change makes it more difficult to regain possession on rent arrears alone.

Restrictions on rent increases and pet ownership

Landlords will no longer be able to rely on rent increase clauses within tenancy agreements. Instead, they must issue statutory section 13 notices, which cannot be served within the first 52 weeks of a tenancy and require a two-month notice period, doubling the current one-month requirement. Tenants retain the right to challenge rent increases at the First-tier Tribunal, which can determine the appropriate open market rent. Additionally, landlords must specify the rent amount in adverts for new tenancies and cannot accept offers exceeding this figure.

The Act also introduces a right for tenants to request permission to keep pets. Landlords must not unreasonably refuse such requests except in limited circumstances. The legislation sets out specific processes and deadlines for pet requests, with courts empowered to order landlords to comply.

New anti-discrimination measures

The legislation prohibits landlords from discriminating against prospective tenants due to having children living with or visiting them, or because tenants claim benefits. Blanket bans and tenancy clauses enforcing such discrimination will be void, except in narrowly defined exceptions. Financial penalties will be imposed for discriminatory practices, signalling a stricter regulatory environment.

How landlords should prepare

With only months until the Act’s implementation, landlords must take proactive steps to ensure compliance and protect their investments. They should review and update tenancy agreements to remove fixed-term provisions, align rent increase clauses with statutory requirements, eliminate outright pet bans, and remove any discriminatory clauses.

Landlords intending to regain possession using section 21 notices should serve these as soon as possible, as the right to issue such notices will end on 1 May 2026. Notices served before this date will remain valid, but there will be no opportunity to correct invalid notices after abolition.

Familiarity with new offences and penalties is essential. Misuse or reckless reliance on possession grounds, or failure to provide proper documentation, can lead to fines of up to £40,000, rent repayment orders, and summary convictions.

Landlords must also prepare to register themselves and their properties on the new private rented sector database and join a redress scheme to ensure ongoing compliance.

Although not yet mandatory, the Decent Homes Standard is expected to be extended to the private rented sector. Landlords should anticipate potential upgrades to meet minimum housing standards that safeguard tenant health and wellbeing.

What this means for landlords

The Renters’ Rights Act introduces greater regulation and scrutiny, increasing landlords’ responsibilities and potential liabilities. However, it also offers opportunities for those willing to raise standards and engage professionally with tenants. Clearer rules and more stable tenancies can benefit landlords who adapt promptly and effectively.

By prioritising compliance now, landlords can reduce legal risks and position themselves favourably in a market shaped by higher expectations and enhanced tenant protections.

Daniel Smith is a senior associate in the dispute resolution team at Gardner Leader, specialising in property disputes. He has been listed in the 2026 Legal 500 rankings as a Recommended lawyer for property litigation.

Source: Based on reporting from Property118

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