The UK’s rental market is undergoing its most significant transformation in a generation with the Renters’ Rights Act 2025. Having received Royal Assent on 27 October 2025, this legislation is now law — and while it is being introduced in phases, the key changes take effect from 1 May 2026. Here’s a straightforward breakdown of what every landlord needs to know and how to prepare.
Note: this page has been updated to reflect the passage from bill to law.
No more “no-fault” evictions
One of the most significant changes is the abolition of Section 21 “no-fault” evictions.
From 1 May 2026, landlords will no longer be able to remove tenants without a valid legal reason. Instead, you will need to rely on a Section 8 notice and demonstrate one of the statutory grounds for possession such as: serious rent arrears, anti-social behaviour, or an intention to sell or move into the property.
Note that certain grounds, such as selling the property, cannot be used during the first 12 months of a tenancy. Possession proceedings are likely to take longer in the short term, so it’s worth planning ahead and ensuring your tenant vetting process is thorough from the outset.
The end of fixed-term tenancies
Fixed-term Assured Shorthold Tenancies (ASTs) will be abolished and replaced by assured periodic (rolling) tenancies.
All existing ASTs will automatically convert to the new periodic system on 1 May 2026. There is no need to reissue tenancy agreements, though you will be required to provide tenants with a government-produced information leaflet before 1 June 2026. Under the new system, tenancies continue on a rolling monthly basis until the tenant gives two months’ notice to leave, or the landlord successfully obtains possession via a Section 8 ground.
At Cozee our property managers have been ready to ensure that all our tenancies will turn into periodic tenancies as the law comes into effect.
Limits on rent increases and bidding
The Act introduces a formal process for rent increases. From 1 May 2026, landlords can only raise rent once per year, and must do so via a Section 13 notice with at least two months’ notice to the tenant. Any contractual rent review clauses in existing agreements will become void. Tenants will have the right to challenge proposed increases at the First-tier Tribunal if they believe the rent exceeds local market rates — and the Tribunal can only confirm or reduce the proposed amount, never increase it. Landlords should gather evidence of local market comparables when setting or reviewing rents.
Additionally, the Act bans rental bidding. Landlords must advertise a fixed asking rent and cannot accept or invite offers above that amount — even if a prospective tenant volunteers a higher figure.
Stronger rights for tenants with pets, families, and benefits
The Act reinforces protections for several groups of tenants. Landlords cannot refuse tenants solely because they have children or receive housing benefits. Penalties for breaching these anti-discrimination rules start at £7,000 per offence and rise to £40,000 for repeat offenders, with local councils now having greater financial incentive to enforce these rules.
On pets, the Act introduces a new statutory right: tenants can formally request permission to keep a pet, and landlords cannot unreasonably withhold consent. If you do grant permission, you can require the tenant to take out pet insurance to cover any potential damage.
Raising property standards
The Act introduces a new Decent Homes Standard for the private rented sector — previously only required in social housing. This will set minimum requirements for safety, condition, and repair across all private rentals. The government is currently reviewing consultation responses and is expected to bring the standard into force in 2035 or 2037 as part of Phase 3 of the rollout. Separately, Awaab’s Law will be extended to the private rented sector, establishing legally enforceable timeframes for landlords to address serious hazards such as damp and mould.
A new landlord database and ombudsman
The Act requires all private landlords to register on a new Private Rented Sector (PRS) database. The database is expected to go live in late 2026, with mandatory membership following later (anticipated around 2028). Failing to register will be an offence and could prevent you from using certain Section 8 possession grounds. A new Landlord Ombudsman service is also being introduced as a faster, impartial alternative to the courts for resolving landlord-tenant disputes — mandatory membership is expected from around 2028.
How Cozee Properties can help:
With the new changes approaching, it’s more important than ever to be prepared for situations like renter defaults or lengthy evictions. The upcoming Renters’ Rights Bill will bring significant updates to renting practices, so being protected is essential. For a limited time, our team at Cozee Properties is offering Rent and Legal Protection with all lets, helping you stay covered through any challenges that may arise.
Get in touch today to secure your peace of mind and make sure you’re fully prepared for these changes.
Last Updated on March 30, 2026
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