The Renters’ Rights Act 2025. Everything that changed for tenants in England.

The Renters’ Rights Act 2025 is the most significant overhaul of private renting in England since the Housing Act 1988. In force since 1 May 2026, it abolishes no-fault evictions, ends fixed-term tenancies, tightens the rules on rent increases, and gives tenants new rights around pets and rent repayment.

Section 21 abolished

No-fault eviction is unlawful. Your landlord must cite a legal ground under Section 8 and obtain a court order. Any section 21 notice served on or after 1 May 2026 is invalid.

All tenancies become periodic

Fixed-term tenancies no longer exist for new lets. All tenancies are periodic (rolling month-to-month) from day one. Existing fixed-term tenancies convert on the expiry date — any that had already expired by 1 May 2026 converted on that date.

Rent can only rise once a year

Your landlord must serve a Form 4A (Section 13 notice) giving at least 2 months' notice of any rent increase. You can only receive one increase in any 12-month period. You may challenge the proposed amount at the First-tier Tribunal.

Right to request a pet

Tenants have a legal right to request permission to keep a pet. Landlords cannot unreasonably refuse. They may require pet insurance as a condition. A refusal must be in writing with reasons.

Rent repayment orders extended

The maximum RRO award has increased from 12 to 24 months' rent (for offences committed or continuing on or after 1 May 2026). Grounds for applying have been expanded to cover new offences under the Act — including serving an invalid notice and failing to register under the new Landlord Database once it is live (expected late 2026).

Landlord Database introduced

All private landlords in England will be required to register on the new PRS Database (formerly Rogue Landlord Database) when it launches. The phased regional rollout is expected to begin late 2026, with exact dates confirmed by secondary legislation. Failure to register once live will be an offence and may be grounds for a rent repayment order.

Renters' Rights Act 2025

In force since 1 May 2026

The Renters’ Rights Act 2025.

Everything that changed for tenants in England.

This guide explains every major change — what it means for you, and what to do if your landlord is not following the new rules.

Deadline: 31 July 2026.

If your landlord served a section 21 notice before 1 May 2026, they must issue possession proceedings by 31 July 2026. After that date the notice is unenforceable — no court can grant possession on it, regardless of when it was served.

Seven years from promise to law.

Six major changes since 1 May 2026.

Your rights under the new law.

If you received a section 21 notice

If served before 1 May 2026, your landlord may still be able to enforce it — but only until 31 July 2026. If served on or after 1 May 2026, it is unlawful and you do not have to comply. In either case, do not leave simply because of a notice. Your landlord needs a court order.

If you received a Section 8 notice

Check the notice carefully — it must cite specific grounds and give the correct notice period. Many notices contain procedural defects that make them unenforceable. Start My Claim reviews Section 8 notices and builds written court defences.

If your landlord raised your rent

They must use Form 4A and give at least 2 months' notice. If the process was not followed correctly, the increase is invalid. If it was followed but you think the new rent is above market rate, you can challenge it at the First-tier Tribunal.

If your landlord is doing something illegal

Under the new rules, your landlord will be required to register on the PRS Database when it launches (expected late 2026). If they are unlicensed, have failed to comply with improvement notices, or are harassing you, you may be entitled to a rent repayment order of up to 24 months' rent.

Still on a section 21 notice served before May 2026?

The transitional window closes on 31 July 2026. If you have not yet been to court, act now — you have the right to defend any possession claim. After 31 July 2026, no section 21 notice can be enforced.

Know your rights. Use them.

Start My Claim gives tenants the documents and strategy they need to defend eviction, challenge rent increases, and recover rent from landlords who break the law. Fixed fees. No solicitor needed.

Renters’ Rights Act 2025 — FAQ

Sources: Renters’ Rights Act 2025 (c.26) · Housing Act 1988, ss.13, 21 (repealed), Schedule 2 (as amended) · Private Housing (Tenancies) (Scotland) Act 2016 · Renting Homes (Wales) Act 2016 · MHCLG: The Renters’ Rights Act Information Sheet 2026

Not legal advice. Start My Claim is document-assembly software, not a law firm. This guide is general information only — for advice on your situation, consult a qualified housing solicitor, Shelter, or Citizens Advice.