Legal
Renters' Rights Act 2025
The biggest reform of English tenancy law in a generation. In force for tenancies from 1 May 2026: no fixed terms, no Section 21, statutory rent increases, and new tenant rights including pet requests.
The Renters' Rights Act 2025 received Royal Assent in October 2025, and its main tenancy reforms commenced on 1 May 2026 in England.
The headline changes
- All tenancies are now assured periodic tenancies. Fixed terms were abolished and existing ASTs converted on commencement day.
- Section 21 no-fault evictions are gone. Possession requires a Section 8 ground.
- Rent increases go through Section 13 (Form 4A) only: once a year, two months' notice, challengeable at the First-tier Tribunal. Rent review clauses are void.
- Rent in advance is capped at one month, and rent cannot be demanded before the agreement is signed. Bidding above the advertised rent is banned.
- Pets: tenants can request a pet in writing, refusal must be reasonable, and landlords must respond within 28 days or consent is deemed given.
- Enforcement is stiffer: civil penalties for many breaches now reach £7,000, and up to £40,000 for serious or repeat offences.
Still to come
The Act also creates a Private Rented Sector Database (landlord registration) and a landlord ombudsman. These become legal requirements when launched, on dates still to be confirmed. Our templates library and compliance checklists reflect the new regime.