Renters' Rights Act 2025
The biggest change to tenant rights in a generation. Section 21 "no-fault" evictions are abolished from 1 May 2026. Here's everything you need to know.
Key Dates
27 October 2025
Renters' Rights Act received Royal Assent
1 May 2026
Section 21 abolished - new tenancy system begins
1 May 2026
All existing tenancies convert to periodic
2027
Changes apply to social housing tenants
What's Changing for Tenants
The Act delivers major new protections for the 11 million private renters in England.
Section 21 Abolished
No-fault evictions end from 1 May 2026. Landlords must now have a valid reason to evict you.
All Tenancies Become Periodic
Fixed-term tenancies removed. All assured tenancies become periodic - you can leave with 2 months' notice.
12-Month Protected Period
Landlords cannot evict to sell or move in during the first 12 months of your tenancy.
Rent Increase Rules
Landlords can only raise rent once per year via Section 13 notice. You can challenge unfair increases at tribunal.
Decent Homes Standard
Private rentals must meet minimum standards. Awaab's Law sets strict deadlines for fixing hazards like damp and mould.
No Discrimination
Landlords cannot refuse tenants because they have children or receive benefits. This is now illegal.
Section 21 Abolition Explained
Section 21 of the Housing Act 1988 allowed landlords to evict tenants without giving any reason, with just 2 months' notice. This is known as a "no-fault eviction" because the tenant doesn't have to have done anything wrong.
What This Means From 1 May 2026
- Landlords can no longer serve Section 21 notices - they are abolished
- All tenancies automatically become periodic (rolling month-to-month)
- Landlords must use specific "grounds for possession" to evict
- You can stay in your home until you decide to leave or a valid ground applies
Important: If You Receive a Section 21 Notice Before May 2026
Section 21 notices served before 1 May 2026 may still be valid. However, the landlord must begin court proceedings before the notice expires.
If you've received a Section 21 notice, seek advice immediately from Shelter or Citizens Advice.
New Possession Grounds
From 1 May 2026, landlords can only evict using specific legal grounds. They must prove the ground applies in court if you don't leave voluntarily.
| Ground | Reason | Notice | Type | Notes |
|---|---|---|---|---|
| Ground 1 | Landlord or family wants to move in | 4 months | Mandatory | Cannot use in first 12 months |
| Ground 1A | Landlord wants to sell the property | 4 months | Mandatory | Cannot use in first 12 months |
| Ground 8 | 3+ months rent arrears | 4 weeks | Mandatory | Increased from 2 months |
| Ground 6 | Major redevelopment needed | 4 months | Mandatory | Expanded to social landlords |
| Ground 14 | Antisocial behaviour | Immediate | Discretionary | Court decides if reasonable |
Mandatory vs Discretionary: For mandatory grounds, the court must grant possession if the landlord proves the ground. For discretionary grounds, the court can refuse if eviction would be unreasonable.
New Rent Increase Rules
What Landlords Must Do
- Use Section 13 notice (no other methods allowed)
- Give at least 2 months' notice
- Only increase rent once per year
- Increase to market rate only (not above)
Your New Protections
- Challenge unfair increases at First-tier Tribunal
- Tribunal cannot increase rent above what landlord asked
- No backdating of rent increases
- Hardship cases can defer increases by 2 months
Decent Homes Standard & Awaab's Law
For the first time, private rentals must meet minimum quality standards. The Decent Homes Standard ensures your home is safe and decent, while Awaab's Law (named after 2-year-old Awaab Ishak who died due to mould exposure) sets strict deadlines for fixing hazards.
What This Means For You
- Your home must meet minimum safety and quality standards
- Landlords must fix serious hazards (like damp and mould) within set timeframes
- Local councils can issue penalties up to £7,000 for non-compliance
- You can complain to the new Private Rented Sector Ombudsman
Other Important Changes
PRS Landlord Ombudsman
A new ombudsman service to resolve disputes between tenants and landlords. All landlords must join. Decisions are binding.
PRS Database
All landlords must register on a new database. This helps you check landlord compliance and helps councils target enforcement.
Rental Bidding Banned
Landlords cannot ask for or accept rent offers above the advertised price. Penalties up to £7,000 for breaches.
Right to Request Pets
You can request to keep a pet. Landlords must consider requests and cannot unreasonably refuse.
Need Help Understanding Your Rights?
Get free advice from official housing organisations or browse our detailed guides.
Sources: This page is based on official government guidance.