4 May 2026 · 5 min read
What the Renters Rights Act 2025 means for tenants in England
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 4 May 2026.
The Renters Rights Act 2025 is the biggest shake up of the private rented sector in England for a generation. Most of its provisions came into force on 1 May 2026, and they change the relationship between tenants and landlords in real, practical ways. This is a plain English guide to the six biggest changes and what they mean for you.
1. Section 21 no fault eviction notices are abolished
The headline change is the end of so called no fault evictions. Landlords can no longer use a Section 21 notice to remove you without giving a reason. To regain possession, a landlord must now rely on a specific legal ground and, in most cases, prove it to a court. This gives tenants far more security and removes the constant fear of being asked to leave for no reason. For more detail, read our guide to Section 21, or check whether a Section 21 notice you have received is still valid.
2. All tenancies become periodic
Fixed term assured shorthold tenancies are being replaced by a single system of periodic tenancies that roll on from month to month. You are no longer locked into a fixed term, and you can leave by giving two months notice. This flexibility was designed to stop tenants being trapped in poor quality homes or unaffordable contracts.
3. Stronger limits on rent increases
Landlords can now only raise the rent once a year, and they must use the official process by serving a Section 13 notice. If you believe the increase is above the going market rate, you have the right to challenge it at the First tier Tribunal. The tribunal cannot raise the rent higher than the amount the landlord asked for, so challenging carries less risk than before. You can find out how to challenge a rent increase in our step by step guide, or read what to do if your landlord raises the rent without Form 4A.
4. A ban on rental bidding wars
Landlords and letting agents must now publish an asking rent and cannot invite or accept offers above that figure. This change targets the practice of pitting prospective tenants against each other to drive prices up.
5. The Decent Homes Standard applies to private renters
For the first time, the Decent Homes Standard extends to the private rented sector. Your home must be safe, free from serious hazards, and kept in a reasonable state of repair. Awaab's Law also requires landlords to fix dangerous damp and mould within set timescales.
6. A new private rented sector database and ombudsman
Landlords must register on a new national database, and a Private Rented Sector Ombudsman now offers free, binding dispute resolution. This means you can escalate complaints without going to court.
What you should do
Read your tenancy paperwork, keep records of any communication with your landlord, and report disrepair in writing. Knowing which ground a landlord must use to evict you, and what the rules say about rent, puts you in a much stronger position. If a landlord turned you away, you may also have been refused a tenancy because of housing benefit unlawfully. You can also read the official GOV.UK guidance on the Renters Rights Act.
If you have a specific question about your situation, get a free answer at rentingrights.co.uk, no account needed.
Disclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.