Navigating the Renters’ Rights Act: A Guide for Landlords and Tenants
The private rented sector is currently undergoing its most significant legislative transformation in nearly forty years. The Renters’ Rights Act 2025, which received Royal Assent in October 2025, introduces a comprehensive suite of reforms designed to provide greater security for tenants while modernising the responsibilities of landlords across England.
At Carpenter Surveyors, we understand that significant regulatory shifts can create uncertainty.
This guide outlines the essential changes coming into effect to help all parties navigate the new landscape of the UK rental market.
Key Timelines and Implementation
The implementation of the Act will occur in phases, with the primary milestone set for 1 May 2026. On this date, the majority of the new protections and contractual changes will become legally binding.
If a tenancy commenced prior to 1 May 2026, the landlord or letting agent is required to provide an information sheet. This document will serve to confirm how the specific terms of the tenancy are changing under the new law.
Major Reforms from 1 May 2026
The End of ‘No Fault’ Evictions The most high-profile change is the abolition of Section 21 evictions. Landlords must now provide a valid reason, selected from a government-approved list of grounds for possession, to end a tenancy. While landlords retain the right to sell their property, they cannot invoke this reason during the first 12 months of a tenancy and must provide at least 4 months’ notice.
Revised Rules for Rent Arrears The criteria for eviction due to rent arrears are becoming more stringent. Under Ground 8, a tenant must owe at least 3 months’ rent before a landlord can serve notice, an increase from the previous 2-month threshold. Furthermore, the notice period for severe arrears is doubling from 2 weeks to 4 weeks, allowing tenants more time to address financial difficulties.
Transition to Periodic Tenancies Fixed-term tenancies will be replaced by a single system of rolling periodic tenancies. Any existing fixed-term agreements will automatically convert to this format on 1 May 2026. This structure allows tenants to end their stay at any time by providing 2 months’ notice, offering greater flexibility.
Financial Protections and Rent Limits Several measures have been introduced to curb rising costs and prevent financial over-commitment:
Bidding Wars Banned: Landlords and agents must advertise a set price and are prohibited from accepting offers above that figure.
Rent Increase Caps: Increases are limited to once per year via a Section 13 notice and must align with local market rates.
Advance Rent Cap: Payment of rent in advance is now capped at one month’s rent.
Equality and Lifestyle Rights The Act seeks to make the rental market more inclusive by banning discrimination against families with children or individuals receiving benefits. Furthermore, tenants now have a legal right to request a pet. While landlords must consider these requests, any refusal must be provided in writing with a valid justification.
Future Developments in 2026 and Beyond
As the year progresses, further infrastructure will be introduced to ensure transparency and accountability within the sector.
Private Rented Sector Ombudsman: A new, mandatory service will provide tenants with a free platform to resolve disputes regarding maintenance, fees, and communication without the need for court intervention.
Landlord Database: A digital database will be launched, requiring all landlords to register. This will allow tenants to verify property standards and landlord history.
Enhanced Property Standards: Looking further ahead, the Decent Homes Standard will be applied to the private sector. Additionally, by 2030, most rental properties will require an EPC rating of C or higher, and Awaab’s Law will legally mandate landlords to address hazards such as damp and mould within strict timeframes.
The Renters’ Rights Act represents a firm move towards a more transparent and professional rental industry. Whether you are a landlord preparing your portfolio for these changes or a tenant seeking more stability, staying informed is the first step toward a successful transition.