The Biggest Change in 30 Years
The Renters Rights Act 2025 came into force on 1 May 2026. It represents the most significant reform of tenants rights in the private rented sector since the Housing Act 1988. Every private tenant in England is affected. You do not need to do anything to benefit from the new rights -- they apply automatically to your tenancy from 1 May 2026, whether your tenancy started before or after that date.
You Cannot Be Evicted Without a Reason
The most important change: your landlord can no longer evict you without giving a specific legal reason. Section 21 no-fault evictions are abolished. Your landlord must now rely on one of the statutory grounds under Section 8 of the Housing Act 1988 and must prove that ground in court. You have the right to attend and defend any possession hearing. If the ground is discretionary, the court considers whether it is reasonable to grant possession given all your circumstances.
Your Tenancy Is Now Open-Ended
Fixed-term assured shorthold tenancies no longer exist. If you had a fixed-term AST, it automatically converted to a periodic tenancy rolling month to month on 1 May 2026. New tenancies granted after 1 May 2026 are periodic from the start. You cannot be evicted simply because a fixed term has ended -- your landlord needs a specific ground.
You have the right to end your tenancy at any time by giving two months notice to your landlord. You do not need to wait for a fixed term to expire. This gives you significant flexibility to move when you need to.
Rent Can Only Go Up Once Per Year
Your landlord can only increase your rent once every 12 months and must use the formal Section 13 procedure, serving the prescribed Form 4A notice. Any informal rent increase outside this process is not valid. The increase must reflect open market rents. If you believe the proposed increase is above market rate, you can challenge it at the First-tier Tribunal before the increase takes effect.
You Have the Right to Keep a Pet
Your landlord cannot unreasonably refuse a request to keep a pet at the property. If you request permission to keep a pet in writing, the landlord must respond within 28 days. A refusal must be based on reasonable grounds. If the landlord agrees, they can require you to take out pet damage insurance. A blanket no-pets policy in a tenancy agreement is no longer enforceable.
Protection from Rental Discrimination
Landlords cannot refuse to rent to you because you receive benefits such as Universal Credit or Housing Benefit, or because you have children. A blanket ban on benefit recipients or families with children is now unlawful. Landlords must assess each prospective tenant on their individual merits and ability to afford the rent.
No Rental Bidding Wars
Landlords and letting agents must advertise properties at a specific asking rent. They cannot invite, encourage, or accept offers above the advertised rent. If you were pressured into bidding above the asking price for a property, that conduct is now unlawful.
Upfront Rent Is Capped
For new tenancies from 1 May 2026, landlords can only ask for one month rent in advance. Any contract term requiring more than one month rent upfront is void. This protects tenants who have historically been required to pay several months rent in advance, which is particularly difficult for lower-income renters.
What to Do If Your Rights Are Breached
If your landlord fails to follow the new rules -- serves an invalid possession notice, attempts to raise rent outside the Section 13 process, refuses a pet request without reason, or discriminates against you on the basis of benefits or children -- you can report the breach to your local council. Local authorities have enforcement powers including civil penalties of up to £7,000 and in serious cases up to £40,000. You may also be able to apply to the First-tier Tribunal for a rent repayment order where you have paid rent to a landlord who has breached the rules.
Keep records of all communications with your landlord. Document any breach clearly. If you face an eviction attempt, seek advice from Shelter, Citizens Advice, or a local law centre immediately.