Renters’ Rights Act 2025: A complete guide to the new UK rental laws

When does the Renters’ Rights Act come into force?

After a long and much-debated origin story, which involved name changes, policy updates and even a change in government, we have chronicled throughout the process that the Renters’ Rights Act will start applying for tenancies from the 1^st May 2026.

Many Landlords and managing agents will have been using the period between the Act receiving Royal Assent and the implementation date to start their preparations. We will be producing further blogs in the coming weeks and months, looking in more detail at the changes and how they are likely to affect day-to-day operations and/or long-term planning. For now, though, we are going to briefly summarise some of the main headline changes that the Act will bring into effect.

What are the key changes in the Renters’ Rights Act 2025?

Assured Shorthold Tenancies

Assured Shorthold Tenancies will automatically become Assured Periodic Tenancies as of 1 May 2026. New tenancies entered into after this date will need to include certain prescribed information, including specific details regarding repairing obligations, utilities, the method to be used to increase the rent, and notice periods for ending the tenancy. For existing tenancies, there is no need to change the tenancy agreement. The current agreement will continue but the clauses that are not applicable with the new rules will be deemed as unenforceable. The government produced information sheet will need to be provided to tenants by no later than 31 May 2026. This explains some of the changes and how they will affect the tenants.

Is Section 21 being abolished?

Section 21 notices (or no-fault notices) will no longer be a lawful method to recover possession. This will mean that Landlords will need to rely on different grounds to seek possession some of which may have been usable previously but rarely were due to the fall back of section 21 notices. For anyone who has already served a section 21 notice before the 1 May implementation date, these remain valid and enforceable however, they will need possession proceedings to have begun by 31 July 2026 to retain validity.

What are the new rules on pets in rental properties?

Landlords are no longer able to unreasonably refuse the keeping of pets at a rental property. This arguably was already a requirement for landlords but has now been formalised in the Act. Valid reasons for refusing may include another tenant having an allergy, the property being too small for a large or multiple pets, the animal being illegal to own, or if you are a leaseholder, your freeholder prohibiting pets. However, each request should still be assessed on its individual merits.

What are the new grounds for possession?

There have been changes to grounds for possession. This can include different notice periods (as with, amongst other grounds, seeking possession for rent arrears), changes to scope (as with the re-development grounds which now requires the landlord to have been the owner before the granting of the tenancy) or new grounds altogether (such as recovery of possession due to wanting to sell the property).

How will rent increases work under the new law?

Rent increases will be handled in much the same way as periodic tenancies under an assured shorthold tenancy with the service of a section 13 notice, albeit with a longer two-month notice period. However, pre-existing contractual rent increases will be unenforceable. Following the service of the section 13 notice, if agreed, the increase will apply on expiry of the notice, or if correctly disputed, the new rent will apply from the point of determination by the First Tier Property Tribunal.

What are Rent Repayment Orders and how are they changing?

Rent Repayment Orders will be extended in scope. Applicable offences will now include, amongst others, the offence of knowingly or recklessly misusing a possession ground or a breach of a restriction on letting or marketing a dwelling-house. In addition, the maximum amount which the tenant can claim is increased from 12 months of rent to 24 and the period in which a tenant or local authority can apply for a rent repayment order after the offence is increased from 12 to 24 months.

Are ‘No DSS’ and ‘No children’ policies banned?

Landlords will not be able to discriminate against proposed applicants. This will include a restriction on ‘No DSS’ or ‘No Children’ policies. 

Can landlords still request rent in advance?

The landlord will not be able to demand rent in advance. An initial 1 month payment can be demanded but this is the maximum amount that can be initially demanded and is only payable after the tenancy agreement has been signed.

How will the Renters’ Rights Act affect landlords and agents?

There will be intricacies of this Act which will become clearer as time goes on however what is obvious is that these are not changes that can just be ignored. There is equally nuance to a number of the changes referenced in this blog that should be considered carefully. The potential penalties have increased and any Landlord or managing agent that is not keeping up to date with these developments and the obligations contained within the Act is more likely than ever to fall foul of them.

What should landlords do before May 2026?

How can we help

There is clearly plenty to unpack with the new Act. With the ever-increasing obligations being imposed on landlords and managing agents, if any guidance or advice is required, we would be happy to help. You can contact our dispute resolution team, or read further on the residential property and property disputes services.