New Landlord & Tenancy Rules in the UK (April 2026)
Wed 29 Apr 2026
Ian Butcher, Principal of Firm
The rental market is changing. The Renters’ Rights Act 2025 introduces major updates coming into force from 1 May 2026.
What Is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 is new legislation that reforms how private tenancies work in England. The Act received Royal Assent on 27 October 2025 and introduces changes to evictions, tenancy agreements, rent increases, pets, property standards and landlord regulation.
The aim is to create a rental market that is fairer, more transparent and better managed.
Key Changes Under the Renters’ Rights Act 2025
1. Section 21 No-Fault Evictions Are Being Abolished
One of the biggest changes is the end of Section 21 no-fault evictions.
This means landlords will no longer be able to evict tenants without giving a valid legal reason. Instead, landlords will need to use specific possession grounds, such as serious rent arrears, anti-social behaviour, property damage, selling the property or moving back into the property.
2. Fixed-Term Tenancies Will Be Replaced by Periodic Tenancies
The Act removes fixed-term assured tenancies and moves the sector towards periodic tenancies.
This means tenants will not be tied into long fixed terms in the same way. They will be able to end their tenancy by giving two months’ notice, while landlords will need a valid legal ground to regain possession.
3. Landlords Can Still Regain Possession When There Is a Valid Reason
The Act does not stop landlords from recovering their property. It changes the process.
Landlords will still be able to seek possession where there is a genuine reason, including:
- The landlord wants to sell the property
- The landlord or a close family member needs to move in
- The tenant has serious rent arrears
- The tenant has caused damage
- The tenant has committed anti-social behaviour
- The tenant has breached the tenancy agreement
However, landlords will need evidence and must follow the correct legal process.
4. Rent Increases Will Be More Controlled
Landlords will still be able to increase rent to reflect market value, but the process will be more controlled.
Under the new system, rent increases will generally be limited to once per year and must be made using the correct legal notice. Tenants will also have the right to challenge excessive rent increases through the First-tier Tribunal.
5. Rental Bidding Will Be Banned
Landlords and letting agents will no longer be able to encourage or accept offers above the advertised rent.
This is designed to stop rental bidding wars and make the rental process clearer for tenants.
6. Tenants Will Have Stronger Rights to Request Pets
Tenants will have a stronger right to request permission to keep a pet in their rental property.
Landlords must consider pet requests reasonably and cannot refuse without a valid reason. This does not mean every pet request must be accepted, but landlords should have a fair and documented reason if they say no.
7. New Protection Against Rental Discrimination
The Act makes it unlawful for landlords and agents to discriminate against tenants because they have children or receive benefits.
This means landlords and agents must not refuse viewings, reject applications or advertise properties in a way that unfairly excludes these groups.
8. A New Private Rented Sector Landlord Ombudsman
The Act introduces a new Private Rented Sector Landlord Ombudsman.
This will give tenants a clearer route to raise complaints and resolve disputes without always needing to go through court. Landlords will be expected to comply with the scheme once it is in force.
9. A New Private Rented Sector Database
A new national database will be introduced for landlords and rental properties.
The aim is to help landlords understand their legal responsibilities, allow tenants to make better informed decisions, and help local councils target enforcement where needed.
10. Decent Homes Standard for Private Rentals
The Act supports the introduction of the Decent Homes Standard into the private rented sector.
This is intended to improve property conditions and make sure rental homes are safe, secure and properly maintained.
11. Awaab’s Law for Private Rental Homes
The Act also brings Awaab’s Law into the private rented sector.
This will set clearer expectations around how quickly landlords must act when serious hazards are reported, including issues such as damp, mould and unsafe living conditions.
Why Are These Changes Happening?
The Government has introduced these reforms because of long-standing concerns in the private rented sector, including housing insecurity, poor property standards, rising rents and unfair treatment of some tenants.
The Act is intended to professionalise the rental market and create a better balance between landlords and tenants.
For good landlords, the changes are about being organised, keeping proper records and following the correct process. For tenants, the changes provide more security and a clearer route to challenge poor practice.
What Does This Mean for Landlords?
Landlords will need to take a more structured approach to managing rental properties.
Key steps include:
- Reviewing tenancy agreements
- Keeping clear records and evidence
- Understanding the new possession grounds
- Following the correct rent increase process
- Ensuring properties meet required standards
- Preparing for new registration and ombudsman requirements
- Working with a professional letting agent where needed
What Does This Mean for Tenants?
Tenants will benefit from more security and clearer rights.
The Act is designed to make it easier for tenants to:
- Stay in their home unless there is a valid reason for possession
- Challenge unfair rent increases
- Raise complaints about poor standards
- Request permission to keep pets
- Avoid unfair discrimination when applying for rental properties
Why Are These Changes Happening?
The new landlord and tenancy rules are part of a wider government push to improve standards across the private rented sector and create a fairer balance between landlords and tenants.
Over recent years, several key issues have been identified:
- Rising rents: Tenants across the UK have faced increasing rental costs, putting pressure on affordability.
- Housing insecurity: The use of Section 21 “no-fault” evictions has meant some tenants could be asked to leave with little warning.
- Inconsistent property standards: Not all rental properties meet the same level of quality, particularly in the private sector.
- Lack of clear dispute resolution: Many tenants have struggled to challenge issues without going through lengthy legal processes.
The Renters’ Rights Act 2025 aims to address these problems by introducing clearer rules, stronger protections for tenants, and more accountability for landlords.
For landlords, the goal is not to remove control, but to encourage a more structured and professional approach to managing rental properties. For tenants, it provides greater stability and confidence when renting a home.
In simple terms, the changes are designed to create a rental market that is more predictable, transparent, and fair for everyone involved.
FAQs
Does the Renters’ Rights Act 2025 apply to England?
Yes. The main reforms apply to the private rented sector in England.
Are Section 21 evictions definitely ending?
Yes. The Act abolishes Section 21 no-fault evictions. Landlords will need to use valid possession grounds instead.
Can landlords still sell their rental property?
Yes. Landlords can still seek possession if they genuinely intend to sell, but they must follow the correct legal process.
Can landlords still move back into their property?
Yes. The Act includes possession grounds for landlords or close family members who need to move into the property.
Can tenants still be evicted for rent arrears?
Yes. Rent arrears remain a valid ground for possession. Landlords must provide evidence and follow the correct notice process.
Can landlords increase rent under the new rules?
Yes. Landlords can still increase rent to market value, but the increase must follow the correct process and tenants can challenge excessive increases.
Will rental bidding be allowed?
No. Landlords and agents will not be able to ask for or accept offers above the advertised rent.
Do landlords have to allow pets?
Not automatically. Landlords must consider pet requests reasonably and should only refuse where there is a valid reason.
Will landlords need to register on a database?
Yes. The Act introduces a Private Rented Sector Database to improve transparency and compliance.
Will landlords have to join an ombudsman scheme?
Yes. A new Private Rented Sector Landlord Ombudsman will be introduced to help resolve tenant complaints.
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