Renters’ Rights Act 2025

Renting in the private sector is changing in 2026.

The Renters’ Rights Act is changing the law for private renters and landlords in England.

The first set of major changes affecting tenants and landlords comes into force on 1 May 2026.

The Government has started an information campaign for landlords and letting agents.

If you are a landlord or letting agent, you should start work now to:

• understand how the changes will affect you and
• how you need to prepare.

If you are a tenant, more information about your new rights will follow in April 2026.

Overview of measures 

The Renters’ Rights Act will:

End section 21 evictions 

All assured tenancies will move to a simpler structure where they are periodic.

Make possession grounds fair to both parties

Tenants gain more security, while landlords can recover their property when reasonable.

Provide stronger protections against backdoor eviction 

Tenants can appeal excessive above-market rents which are purely designed to force them out.

Introduce a Landlord Ombudsman 

The Ombudsman will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord.

Create a Private Rented Sector Database 

The database will help landlords understand their legal obligations and demonstrate compliance. This gives good landlords confidence in their position.

Tenants will be able to find better information to make informed decisions when entering into a tenancy agreement.

Give tenants stronger rights to request a pet

Landlords must consider pet requests and cannot unreasonably refuse.

Apply the Decent Homes Standard

The Standard will give private renters safer, better value homes and remove poor-quality homes in local communities.

Apply ‘Awaab’s Law’ 

This will help set clear legal expectations about how quickly landlords in the private rented sector must act to make homes safe where they contain serious hazards.

Ban discrimination against tenants on benefits or with children 

This helps make sure everyone is treated fairly when looking for a place to live.

End rental bidding

Landlords and agents will need to publish an asking rent for their property. It will be illegal to ask for or accept offers made above this rate.

Strengthen local authority enforcement 

This includes:

• expanding civil penalties
• introducing a package of investigatory powers
• bringing in a new requirement for local authorities to report on enforcement activity.

Strengthen rent repayment orders 

Changes include:

• extending them to superior landlords
• doubling the maximum penalty
• ensuring repeat offenders have to repay the maximum amount.