--- title: "Renters' Rights Act 2025: Landlord Guide to the New Rules" description: "Landlord guide to the Renters' Rights Act 2025 in England: what changed on 1 May 2026, possession grounds, rent rules, pets, discrimination and what comes next." image: https://helpland.co.uk/hubfs/Blog%20Media/helpland-renters-rights-act-2026-guide.jpeg --- [Skip to content](https://helpland.co.uk/the-landlords-ledger/renters-rights-act-2026-guide#main-content) [![Helpland Logo](https://helpland.co.uk/hs-fs/hubfs/Refreshed%20Brand/Logo/Helpland_Logo_600x200_BoldText_Trans.png?width=600&height=200&name=Helpland_Logo_600x200_BoldText_Trans.png "Helpland Logo")](https://helpland.co.uk) - [Get your property back](https://helpland.co.uk/property-tenant-evictions) - [Tenant not paying rent](https://helpland.co.uk/tenant-eviction/rent-arrears) - [Tenant has abandoned the property](https://helpland.co.uk/tenant-eviction/14-day-abandonment-notice) - [Lodger or non-assured tenant](https://helpland.co.uk/tenant-eviction/notice-to-quit) - [Commercial tenant](https://helpland.co.uk/tenant-eviction/commercial-evictions) - [Travellers on your land](https://helpland.co.uk/tenant-eviction/traveller-evictions) - Services - [Section 8 notice](https://helpland.co.uk/tenant-eviction/section-8) - [Court proceedings](https://helpland.co.uk/tenant-eviction/section-8-court-proceedings) - [County Court bailiffs](https://helpland.co.uk/tenant-eviction/county-court-bailiff) - [High Court enforcement](https://helpland.co.uk/tenant-eviction/high-court-sheriff) - [Notice of intent](https://helpland.co.uk/tenant-eviction/notice-of-intent) - [Notice to quit proceedings](https://helpland.co.uk/tenant-eviction/notice-to-quit-court-proceedings) - [Letter of forfeiture](https://helpland.co.uk/tenant-eviction/letter-of-forfeiture) - [Forfeiture proceedings](https://helpland.co.uk/tenant-eviction/letter-of-forfeiture-proceedings) - [Areas we cover](https://helpland.co.uk/tenant-eviction/areas-we-cover) - [Guides](https://helpland.co.uk/the-landlords-ledger) - [Contact us](https://helpland.co.uk/contact) - [020 3835 4446](tel:+442038354446) - [Tenant](https://helpland.co.uk/the-landlords-ledger/tag/tenant) # Renters' Rights Act 2025: Landlord Guide to the New Rules ![Illustration of a rental house beside the Renters’ Rights Act document](https://helpland.co.uk/hubfs/Blog%20Media/helpland-renters-rights-act-2026-guide.jpeg) - January 28, 2026 ![Lee Daniels](https://helpland.co.uk/hubfs/Team%20Images/Lee%20Danials%20v2%20200x200.png) [Lee Daniels](https://helpland.co.uk/the-landlords-ledger/author/lee-daniels) *General guidance only, not legal advice. This article applies to private landlords in England. The Act's tenancy reforms do not apply in Wales, Scotland or Northern Ireland. Check current government guidance and take advice on your circumstances.* **Reviewed by [Lee Daniels](https://helpland.co.uk/about/lee-daniels)**, Founder and Managing Director of Helpland, with 27 years in property possession and eviction. Last reviewed November 2026. > **Updated November 2026.** This guide has been revised to reflect the Renters' Rights Act 2025 as it now applies. The Act received Royal Assent on 27 October 2025, and its main tenancy reforms came into force in England on 1 May 2026. Some measures are still being introduced in stages. ## Key Findings - Section 21 "no-fault" evictions ended in England on 1 May 2026. Every possession case now uses Section 8. - All private assured tenancies, including existing ones, became periodic on 1 May 2026. Fixed terms ended. - Rent can only be increased once a year using a section 13 notice with two months' notice. - Rental bidding, demanding large amounts of rent in advance, and discriminating against tenants with children or on benefits are now prohibited. - A Private Rented Sector Database and a Landlord Ombudsman are being introduced in stages. The Decent Homes Standard and Awaab's Law for private rentals are planned but not yet in force. ## Who the Act applies to The tenancy reforms apply to assured tenancies of private landlords in England. They do not apply to lodgers living with a resident landlord, to holiday lets, to tenancies with an annual rent above £100,000, or to commercial lettings. Social landlords (private registered providers) move to the new system later. Wales has its own system under the Renting Homes (Wales) Act 2016. ## What changed on 1 May 2026 ### Section 21 abolished Landlords can no longer serve a Section 21 notice. Notices served before 1 May 2026 could only be used if court proceedings were issued by 31 July 2026, and that window has closed. ### All tenancies became periodic Existing fixed-term assured shorthold tenancies converted to assured periodic tenancies, and new tenancies are periodic from the start. Tenants can leave by giving two months' notice. Landlords need a ground for possession. ### Possession grounds | Ground | Type | Minimum notice | | --- | --- | --- | | Ground 1: landlord or close family moving in | Mandatory | 4 months; date must fall after the first 12 months | | Ground 1A: sale | Mandatory | 4 months; date must fall after the first 12 months | | Ground 4A: student HMO needed for new students | Mandatory | 4 months; prior notice required | | Ground 8: at least 3 months' arrears at notice and hearing | Mandatory | 4 weeks | | Grounds 10 and 11: some arrears, persistent late payment | Discretionary | 4 weeks | | Grounds 7A and 14: anti-social behaviour | Mandatory / discretionary | Proceedings can start immediately | After using Grounds 1 or 1A, you cannot market or re-let the property for 12 months. Notices must be served on Form 3A. Read our [Section 8 notice guide](https://helpland.co.uk/the-landlords-ledger/section-8-notice-guide-landlords). ### Rent increases All rent increases now use the statutory section 13 process: once a year, to market rent, with at least two months' notice on Form 4A. Rent review clauses no longer apply. Tenants can challenge an increase at the First-tier Tribunal, which cannot set a rent above the one you proposed and cannot backdate it. ### Rent in advance and rental bidding Landlords and agents cannot require or accept rent before the tenancy is agreed, and can only take up to one month's rent between signing and the start of the tenancy. Tenancy terms requiring rent to be paid ahead of its due date can't be enforced. Properties must be advertised at a stated rent, and you cannot invite or accept offers above it. ### Discrimination It is unlawful to refuse to let, or to treat applicants less favourably, because they have children or receive benefits. That includes adverts such as "No DSS". You can still check affordability and references, as long as you do so fairly. ### Pets Tenants can ask to keep a pet, and landlords must not unreasonably refuse. Respond in writing within the time the rules allow, and give reasons if you say no. ### Deposits Deposit protection still applies. An unprotected deposit, or one taken in a form other than money, bars possession on most grounds until it is put right. ## What is still being introduced - **Private Rented Sector Database:** landlords will need to register themselves and their properties. Once registration is required, unregistered landlords cannot market properties or get possession on most grounds. - **Private Rented Sector Landlord Ombudsman:** all private landlords will need to join. It will handle tenants' complaints about landlords; landlords cannot bring complaints against tenants. - **Decent Homes Standard and Awaab's Law:** the government plans to apply both to private rentals, with timelines set out in later regulations. They are not yet in force for private landlords. Check [GOV.UK](https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act) for current implementation dates. ## Enforcement and penalties Local councils have stronger investigatory powers and can issue civil penalties, generally up to £7,000 for initial breaches and up to £40,000 for serious or repeated breaches, as an alternative to prosecution. Rent repayment orders now extend to superior landlords, and the maximum has doubled to two years' rent. Unlawful eviction and misuse of the selling or moving-in grounds are among the breaches councils can penalise. ## Step-by-step compliance checklist 1. Give every tenant whose tenancy existed before 1 May 2026 the government information sheet, and make sure new tenancies have written terms with the required information. 2. Check every deposit is protected and the prescribed information has been served. 3. Stop using fixed-term agreements, rent review clauses and Section 21 forms. 4. Use Form 4A for rent increases and Form 3A for possession. 5. Review your advertising and referencing for bidding, rent-in-advance and discrimination risks. 6. Register on the database and join the ombudsman when each becomes mandatory. 7. Keep properties safe and in good repair, ahead of the Decent Homes Standard. ## Frequently Asked Questions **Q: Does the Renters' Rights Act apply in Wales?** A: No. Its tenancy reforms apply in England. Wales has its own system under the Renting Homes (Wales) Act 2016. **Q: Did my existing fixed-term tenancy change?** A: Yes. Existing private assured shorthold tenancies became assured periodic tenancies on 1 May 2026. **Q: How much notice do I need to give now?** A: It depends on the ground: from immediate (anti-social behaviour) to four months (selling or moving in). Rent arrears grounds need four weeks. **Q: Can I still refuse a pet?** A: Only with a reasonable justification. Consider each request on its merits and respond in writing. ### Need Expert Help? If you're facing a challenging possession case or need Section 8 guidance, Helpland is here. [Contact us](https://helpland.co.uk/contact) for a free consultation. --- ## **About Helpland** For over 20 years, we've focused on putting landlords first: helping private landlords, letting agents, corporate landlords and housing associations resolve tenant disputes and regain possession swiftly and lawfully. --- ### Disclaimer This article is for general information only, reflecting the law in England as at November 2026. It is not legal advice. Some measures are still being introduced and may be subject to further regulation. **Need help with this?** - [Helpland's tenant eviction service](https://helpland.co.uk/property-tenant-evictions) - [Section 8 notice service (£199.99)](https://helpland.co.uk/tenant-eviction/section-8) - [Get a free case check](https://helpland.co.uk/contact), or call 020 3835 4446 Blog Post ## Related Articles Lorem ipsum dolor sit amet, consectetur adipiscing elit. Suspendisse varius enim in eros elementum tristique. 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