Renters Rights Bill – Practical Application

A practical, plain-English guide to the Renters’ Rights Act 2025 for landlords and tenants in England — what has changed, what is still to come, and what to do next.

The Renters (Reform) Bill received Royal Assent in October 2025 as the Renters’ Rights Act 2025 and is now being implemented in phases across 2026 and beyond. It represents the most significant change to the private rented sector in England in a generation, affecting every assured and assured shorthold tenancy.

Key Dates at a Glance

What Changed on 1 May 2026

From 1 May 2026, Section 21 ‘no-fault’ evictions were abolished. Landlords can no longer end a tenancy without giving a reason, and all possession claims must go through the Section 8 process with a specific, evidenced ground. Existing assured shorthold tenancies converted automatically to periodic assured tenancies with no fixed end date — this happened by operation of law, whether or not the tenancy agreement was updated.

Grounds for Possession — The Section 8 Process

Because Section 21 has gone, every possession claim must rely on one of the statutory grounds in Schedule 2 to the Housing Act 1988, as amended by the Renters’ Rights Act 2025. Commonly used grounds include:

• Rent arrears (mandatory ground where arrears meet the statutory threshold)
• Antisocial behaviour
• Damage to, or neglect of, the property
• Tenancies tied to employment where the employment has ended
• The landlord intends to sell the property
• The landlord or a family member intends to move in

The sale and occupation grounds cannot be used within the first 12 months of a tenancy. A valid Section 8 notice must state the ground relied on and the earliest date proceedings can start; if the tenant does not leave, the landlord must apply to the court for a possession order and prove the ground — the tenant can contest the claim.

Rent Increases: The New Process

Rent review clauses in tenancy agreements are no longer enforceable. Landlords wishing to increase rent must use the Housing Act 1988 Section 13 procedure: serve a Form 4A notice giving at least two months’ notice, limited to one increase per year, and pitched at no more than the open market rent for the property. Tenants who consider an increase excessive can refer it to the First-tier Tribunal (Property Chamber) for an independent determination before it takes effect.

Pets in Rented Homes

Tenants now have a statutory right to request permission to keep a pet. Landlords must respond within 28 days and cannot unreasonably refuse; any refusal must be in writing with clear reasons, and can be challenged by the tenant.

Ending a Tenancy — Tenant’s Notice

Tenants may bring a periodic tenancy to an end at any time by giving at least two months’ written notice, timed to expire on or the day before a rent due date. A shorter period is only possible where every tenant and the landlord agree in writing.

Student Tenancies

A specific ground (Ground 4A) allows landlords to recover possession of accommodation let to full-time students at the end of the academic year, provided at least four months’ notice is given and possession takes effect between 1 June and 30 September. For the 2025/26 academic year, transitional rules allowed these notices to be served between 1 May and 30 July 2026.

Looking Ahead: What Is Still to Come

Several flagship measures in the Act are not yet in force and will follow over the coming years:

• Private Rented Sector Database — mandatory landlord registration with an annual fee, rolling out regionally from late 2026, capturing contact details, property information and EPC/gas/electrical safety data
• Landlord Ombudsman — an independent redress scheme with mandatory landlord membership, expected around 2028
• Decent Homes Standard — extending minimum quality standards to the private rented sector, proposed for 2035–2037 subject to consultation
• Awaab’s Law — enforceable timeframes for landlords to fix serious hazards, to be extended to the private sector on a timetable still to be confirmed
• Minimum EPC C — a proposed energy efficiency target for let properties by 2030

None of these apply yet. Landlords do not need to register on a database, join an ombudsman scheme, or meet a Decent Homes Standard today — but should plan ahead, since further consultation and secondary legislation are expected before each comes into force.

Practical Checklist for Landlords

1. Review your standard tenancy agreement and remove any Section 21 or fixed-term references that no longer apply
2. Issue written tenancy terms to any tenant who does not already have them, before 31 May 2026
3. Update your rent review process to the Section 13 / Form 4A route, and diarise the once-a-year limit
4. Have a written pet-request policy ready, including a clear process for responding within 28 days
5. Check any pending or planned Section 21 notices — these are no longer valid on or after 1 May 2026
6. Review your possession strategy: identify which Section 8 ground would apply before serving notice
7. Speak to your mortgage or portfolio adviser about how these changes affect financing, remortgaging and compliance costs

Practical Checklist for Tenants

1. Check whether your tenancy has already converted to a periodic tenancy — for most tenancies, this happens automatically
2. Know that a Section 21 notice served on or after 1 May 2026 is not valid
3. If you receive a Section 8 notice, check the ground relied on and the notice period given, and seek advice promptly
4. If you want a pet, make your request in writing and keep a record of the landlord’s response
5. If your rent increase seems too high, you can refer it to the First-tier Tribunal before the increase date
6. Free advice is available through the Housing Loss Prevention Advice Service if you are at risk of losing your home

Where to Get Help

This page is general information, not legal advice. For advice on your specific tenancy, contact a solicitor, Citizens Advice, Shelter, or — if you are facing possession proceedings — the Housing Loss Prevention Advice Service, which provides free initial legal advice and representation at court.

What This Means for Your Financing

Landlords reviewing their portfolio in light of these changes — including the upcoming EPC and decent homes standard obligations — often need to revisit their mortgage strategy, whether that is remortgaging, restructuring into a limited company, or raising capital for compliance works. Our Buy-to-Let & Portfolio Landlord Hub covers financing options in more detail.