In force: 1 May 2026
The Renters' Rights Act 2025 is now law. All new residential tenancies in England must comply immediately.
Renters' Rights Act 2025: Everything UK Landlords Need to Know
The biggest overhaul of private renting law in England since the Housing Act 1988. This guide explains every significant change, what you must update, and how to stay compliant.
What Changed on 1 May 2026
Section 21 abolished
No-fault evictions no longer possible. All possession requires Section 8 and a statutory ground.
ASTs abolished
Assured Shorthold Tenancies no longer available for new lets. Replaced by assured periodic tenancies.
No more fixed-term tenancies
All new residential tenancies are rolling periodic — there is no fixed end date.
Rent increases restricted to once per year
Only via formal Section 13 notice with 2 months' notice. Contractual review clauses are void.
Tenant can challenge rent increases
Tenants may refer a proposed increase to the First-tier Tribunal, which can set the market rate (but not higher than the landlord proposed).
New Section 8 possession grounds
New Ground 1A (selling), Ground 1B (rent-to-buy), Ground 2ZA/2ZB (superior lease ends) added.
Prior notice required for certain grounds
Landlords must notify tenants at the start of the tenancy if they intend to rely on certain Section 8 grounds later.
Fines up to £40,000
For misusing possession grounds, serving invalid notices, or attempting to evict without following correct process.
Rent bidding wars banned
Landlords cannot invite or accept bids above the advertised asking rent.
Red border items require immediate action or carry legal/financial risk.
Section 21 is Gone — What Replaces It?
Section 21 “no-fault” evictions were abolished on 1 May 2026. Any Section 21 notice served on or after this date is invalid. Landlords must now use Section 8 to seek possession, which requires proving one of the statutory grounds.
Key new Section 8 grounds include:
- Ground 1A — Landlord intends to sell the property (4 months' notice)
- Ground 1B — Rent-to-buy agreement ending (prior notice required at tenancy start)
- Ground 1 — Landlord or close family member needs to move in (4 months' notice, prior notice required)
- Ground 8 — Rent arrears of 3+ months (threshold raised from 2 months)
No More Fixed-Term Tenancies
Before 1 May 2026
- 6 or 12-month fixed-term ASTs
- Tenancy ends on the agreed end date
- Landlord could refuse to renew without reason
From 1 May 2026
- All tenancies are monthly periodic — no end date
- Tenant gives 2 months' notice to leave
- Landlord must use Section 8 and prove a ground
How Rent Increases Work Now
Contractual rent review clauses are now void. Landlords can only increase rent:
- Once every 12 months (no more frequent increases)
- Using a formal Section 13 notice — the prescribed form
- With at least 2 months' written notice to the tenant
Tenant challenge: Tenants can refer any proposed increase to the First-tier Tribunal. The Tribunal may determine the market rate — but cannot set it higher than the landlord's proposed figure.
Landlord Action Checklist
Get a Compliant 2026 Tenancy Agreement
Our template is fully updated for the Renters' Rights Act 2025 — periodic tenancy structure, Section 8 prior notice clauses, and correct rent increase provisions included.
Create Your Updated Agreement