If you rent privately in England, the Renters’ Rights Act 2025 is the biggest shake-up to your legal rights in decades. Whether you’re a tenant trying to understand what has changed, or a landlord navigating new obligations, this guide covers everything you need to know from the abolition of no-fault evictions to new rules on rent increases, pet ownership, and much more.
What Is the Renters’ Rights Act?
The Renters’ Rights Act 2025 is a landmark piece of legislation introduced by the UK Government to overhaul the private rented sector in England. It came into force on 1 May 2026, following years of campaigning by tenant groups and a long legislative journey through Parliament. You can read the full Act on the UK Government legislation website.
The Act delivers on the Government’s promise to end the insecurity that millions of renters have faced under the previous Assured Shorthold Tenancy (AST) system. Its changes are sweeping and automatic and they apply to your tenancy even if your landlord has not updated your tenancy agreement.
These rules have been introduced by law. Your landlord cannot put anything into a tenancy agreement to change or remove them.
Who Does the Renters’ Rights Act Affect?
The Renters’ Rights Act applies to tenants in the private rented sector in England who hold an assured or assured shorthold tenancy. It does not apply to:
- Tenants in social housing
- Lodgers (those renting a room in their landlord’s home)
- Tenants whose landlord served a valid Section 8 or Section 21 notice before 1 May 2026
Key Changes Introduced by the Renters’ Rights Act
1. The End of Section 21 ‘No-Fault’ Evictions
Perhaps the most significant change in the Renters’ Rights Act is the abolition of Section 21 evictions. Previously, landlords could serve a Section 21 notice to evict a tenant without providing any reason — commonly referred to as a ‘no-fault eviction’. This left millions of tenants living in fear of losing their homes with little warning.
From 1 May 2026, landlords can no longer issue a Section 21 notice. To end a tenancy, a landlord must now have a valid legal reason, known as ‘grounds for possession’. Full details of all grounds are available on GOV.UK.
2. Grounds for Possession: When Can a Landlord Evict?
Under the Renters’ Rights Act, a landlord must serve a Section 8 notice and demonstrate one or more of the following legally recognised grounds for possession:
- Non-payment of rent
- Antisocial behaviour by the tenant, household members, or visitors
- Failure to take proper care of the property
- The tenancy was connected to employment or was temporary/supported accommodation
- The landlord intends to sell the property (cannot be used in the first 12 months)
- The landlord or a close family member wishes to move into the property (cannot be used in the first 12 months)
If a tenant has not vacated by the end of the notice period, the landlord must apply to the court for a possession order. At court, the landlord must prove the ground is valid. Tenants will have the opportunity to challenge the eviction.
Free legal advice is available through the Housing Loss Prevention Advice Service before and on the day of any court hearing.
3. Abolition of Fixed-Term Tenancies
Fixed-term tenancy agreements, for example, those with a set 12-month end date, are abolished under the Renters’ Rights Act. From 1 May 2026, all assured tenancies automatically become rolling periodic tenancies.
This means your tenancy will continue on a rolling basis (usually monthly, or whatever shorter period your agreement specifies) and will only end when:
- You and your landlord agree to end it
- You give your landlord written notice (at least 2 months)
- Your landlord successfully obtains a possession order through the courts
4. Assured Shorthold Tenancies Are Renamed
The term ‘Assured Shorthold Tenancy’ (AST) no longer exists in law. From 1 May 2026, all former ASTs automatically become Assured Periodic Tenancies. Your tenancy does not end because of this name change, it continues under the new framework.
5. New Rules on Rent Increases
Rent review clauses previously written into tenancy agreements can no longer be used to increase rent after 1 May 2026. Instead, landlords must follow the formal process set out in Section 13 of the Housing Act 1988.
Under this process:
- Rent can only be increased once per year
- The landlord must give at least 2 months’ written notice using Form 4A
- Any increase must not exceed the open market rent
- Tenants can challenge a proposed increase at the First-tier Tribunal if they believe it is above market rate
You can find Form 4A and guidance on challenging rent increases on GOV.UK.
6. The Right to Keep a Pet
One of the most welcomed changes in the Renters’ Rights Act is the new right for tenants to request permission to keep a pet. This is a significant shift from the previous norm, where many tenancy agreements contained blanket bans on pets.
Key points:
- Tenants can now formally request to keep a pet
- Landlords cannot unreasonably refuse a pet request
- If a landlord refuses, they must do so in writing and provide a reason
- Each request must be considered on a case-by-case basis
- Tenants can challenge an unreasonable refusal in court
How to End Your Tenancy as a Tenant
Under the Renters’ Rights Act, you can end your tenancy at any time by giving your landlord written notice (by letter or email). The notice must:
- Be given in writing
- Give at least 2 months’ notice
- End on a day when rent is due, or the day before
You may agree a shorter notice period with your landlord in writing, provided all tenants named on the agreement also agree.
What If You Are a Student Renting Privately?
Full-time students renting from a private landlord have a specific provision to be aware of. Landlords of student properties may be able to use possession ground 4A to end a tenancy at the close of the academic year. To use this ground:
- The landlord must give the tenant 4 months’ notice
- The notice period must end between 1 June and 30 September
- The landlord must have previously given written notice (by 31 May 2026 in most cases) of their intention to use this ground
Important: The government information sheet itself does not count as the written notice required for ground 4A. If you are a student, check whether your landlord has provided this notice separately.
What If You Have No Written Tenancy Agreement?
If you do not have a written tenancy agreement, or no written record of the tenancy terms, your landlord is legally required to provide you with certain written information on or before 31 May 2026. If your landlord has not done this, you should seek advice.
What Should Tenants Do Now?
Given the scale of change, here are the practical steps tenants should take:
- Review your current tenancy agreement to understand your existing terms
- Note that your fixed-term end date no longer applies — your tenancy is now rolling
- If your landlord attempts to increase rent using a tenancy clause (not Form 4A), challenge it
- If you receive a Section 21 notice dated on or after 1 May 2026, it is not valid — seek legal advice immediately
- If you want to keep a pet, put your request in writing and keep a copy
Where to Get Help and Advice
If you need further guidance, the following resources are available:
- GOV.UK private renting guidance: https://www.gov.uk/private-renting
- Shelter England (free housing advice): https://england.shelter.org.uk
- Citizens Advice (free legal and housing advice): https://www.citizensadvice.org.uk
- Housing Loss Prevention Advice Service (free legal help if facing eviction): https://www.gov.uk/guidance/legal-aid-for-possession-proceedings
Renters’ Rights Act: Quick Summary of Key Changes
- No-fault evictions (Section 21): Abolished from 1 May 2026
- Fixed-term tenancies: All become rolling periodic tenancies
- Tenancy name change: ASTs become Assured Periodic Tenancies
- Rent increases: Maximum once per year, 2 months’ written notice required via Form 4A
- Pet requests: Landlords cannot unreasonably refuse
- Tenant notice to leave: Minimum 2 months in writing
- Eviction grounds: Landlord must provide legal reason via Section 8 notice
Final Thoughts
The Renters’ Rights Act represents a landmark moment for England’s 11 million private renters. By abolishing no-fault evictions, introducing greater security of tenure, capping rent increases, and giving tenants the right to request pets, the Act fundamentally rebalances the relationship between landlords and tenants.
Whether you are a long-term renter, a new tenant, or a landlord, understanding these changes is essential. The rules apply automatically — regardless of what your tenancy agreement says.
For the most up-to-date and detailed guidance, always refer to the official GOV.UK private renting pages or seek independent legal advice.
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