Renting in England after the Renters' Rights Act 2025

What changed on 1 May 2026

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. The main tenant-facing changes in England took effect on 1 May 2026 under the Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421). Chapter 1 of Part 1 of the Act was brought into force on that date. It abolished fixed-term and shorthold assured tenancies so that all such tenancies are assured periodic tenancies. It also abolished section 21 evictions. The practical effect is that a tenancy no longer has a fixed end date that a landlord can use to regain possession without a reason. Instead, every assured tenancy continues as a periodic tenancy until it is ended by the tenant or by a landlord using a statutory ground.

The same regulations brought into force Chapter 3 of Part 1, which prevents discrimination against prospective tenants with children or those who receive benefits, and Chapter 6, which requires an asking rent to be published and prohibits landlords and letting agents from inviting, encouraging or accepting offers above it. Transitional arrangements applied to section 21 notices served before commencement. Pre-commencement section 21 notices could be used only within a limited transitional window ending 31 July 2026. After that date, no section 21 notice can be used. Tenants who had a fixed term that was still running on 1 May 2026 should check what their agreement says, but the statutory framework now treats assured tenancies as periodic.

How a landlord can now end a tenancy

From 1 May 2026 possession is obtained only on the statutory grounds in section 8 of the Housing Act 1988 as amended. A landlord must identify a ground, serve the required notice, and if the tenant does not leave, apply to the county court for a possession order. The grounds include fault-based grounds, such as rent arrears or breach of tenancy, and no-fault grounds, such as the landlord wishing to sell or move into the property. Each ground has its own notice period and evidential requirements. A section 8 notice is not a possession order. It is a warning that court action may follow. If the tenant remains, the court decides whether the ground is made out and whether it is reasonable to grant possession.

Tenants can leave with notice at any time. A tenant who wants to end a periodic assured tenancy must give notice in the form and period required by the tenancy or by statute. The court process remains the only lawful way for a landlord to remove a tenant who does not leave. A landlord cannot change the locks, remove belongings, or use threats to force a tenant out. If a tenant receives a section 8 notice, the notice should be checked for the ground relied on, the date, and the required notice period. Free advice is available from councils, Citizens Advice, and housing charities. The tenant can also ask the court to consider the circumstances, including hardship, before possession is granted.

Rent increases

Section 6 of the Act abolishes rent review clauses in private assured tenancies. Where a landlord increased rent by a review clause before 1 May 2026, a new rent under a section 13 notice on or after that date may not take effect until at least 52 weeks after that increase, so that rent cannot be raised more than once a year. This means a landlord cannot use a contractual review clause to raise rent after 1 May 2026. Instead, the statutory route is a section 13 notice. A section 13 notice must be in the prescribed form, give the required period of notice, and propose a new rent. The increase cannot take effect earlier than the date allowed by the Act, and only one statutory increase can take effect in any 12-month period.

Tenants can challenge a section 13 rent increase at the First-tier Tribunal (Property Chamber). The tribunal decides what rent is reasonable for the property. The tenant must apply before the new rent takes effect. If the tribunal finds the proposed rent is too high, it can set a lower rent. The tribunal's decision is binding. A tenant who receives a section 13 notice should keep a copy and note the deadline for challenging it. A challenge does not automatically stop the rent increase unless the tribunal decides otherwise, so tenants should seek advice quickly. The First-tier Tribunal process is designed to be accessible, and fees may apply. Tenants can also negotiate with the landlord before the notice takes effect.

The 7,000 pound information sheet penalty

Landlords had to give every existing tenant the official Renters' Rights Act Information Sheet 2026 by 31 May 2026. The information sheet explains how the new rules affect an existing tenancy. Where there was no written agreement, landlords also had to provide written tenancy terms. A financial penalty of up to 7,000 pounds per tenancy applies for failure to comply. The requirement applied to existing tenancies as well as new ones. A tenant who did not receive the information sheet by 31 May 2026 can report this to the local council, which enforces the penalty. The penalty is per tenancy, so a landlord with multiple tenancies could face multiple penalties.

The information sheet is not a tenancy agreement. It is a summary of rights and obligations. Tenants should keep a copy. If a tenant is unsure whether the information sheet was provided, they can ask the landlord or letting agent in writing. A written request creates a record. The council can require the landlord to provide evidence of compliance. The penalty is up to 7,000 pounds per tenancy, not a fixed amount, so the council decides the appropriate level. This requirement sits alongside other landlord duties, such as giving a gas safety certificate and protecting a deposit. Failure to provide the information sheet does not automatically end the tenancy, but it is a breach of the landlord's legal duties.

Discrimination, bidding and other new rules

Chapter 3 of Part 1 of the Act prevents discrimination against prospective tenants with children or those who receive benefits. A landlord or letting agent cannot refuse to rent to a person because they have children or because they receive benefits such as Universal Credit or housing benefit. This applies to the letting process, including viewings, references, and decisions. A tenant who believes they have been discriminated against can complain to the council or seek advice. The Act also brought into force Chapter 6, which requires an asking rent to be published and prohibits landlords and letting agents from inviting, encouraging or accepting offers above it. The asking rent must be clear in adverts and at viewings. Bidding wars above the published rent are not allowed.

These rules are enforced by local councils. A tenant who is asked to offer more than the published rent can report this. A tenant who is refused a viewing or a tenancy because they have children or receive benefits can also report this. The rules apply to landlords and letting agents. They do not prevent a landlord from choosing between applicants on lawful grounds, such as affordability or references, but the decision cannot be based on children or benefits. The published asking rent must be the rent the landlord is seeking. If a landlord accepts a higher offer, that is a breach. Tenants should keep records of adverts, messages, and conversations. These records can support a complaint to the council.

What did not change

Deposit protection rules, repairing obligations and the Homes (Fitness for Human Habitation) Act 2018 continue to apply. A landlord must protect a tenant's deposit in a government-approved scheme within 30 days of receiving it and give the tenant the prescribed information. If the deposit is not protected, the tenant can claim compensation. The landlord must keep the property in repair and ensure it is fit for human habitation. The Homes (Fitness for Human Habitation) Act 2018 allows tenants to take court action if the property is not fit. Council tax liability rules are unchanged. In most cases, the occupier is liable for council tax, but the tenancy agreement may say otherwise. Contents insurance remains the tenant's responsibility. A landlord's building insurance does not cover the tenant's belongings.

Other rights also remain. Tenants can still request repairs, and landlords must respond within a reasonable time. Tenants can still contact the council if repairs are not done. The deposit protection rules apply to most assured shorthold tenancies, and they now apply to assured periodic tenancies as well. The Homes (Fitness for Human Habitation) Act 2018 applies to most tenancies in England. Tenants should check their tenancy agreement for any terms that are still valid. Terms that conflict with the Act may be unenforceable. For more detail, see the KT guides on deposit protection, repairs, and council tax. These guides explain the practical steps a tenant can take.

Source: legislation.gov.uk: Renters' Rights Act 2025 Commencement No. 2 Regulations.

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Frequently asked questions

Can a landlord still use a section 21 notice after 1 May 2026?

No. Section 21 evictions were abolished on 1 May 2026. Pre-commencement section 21 notices could be used only within a limited transitional window ending 31 July 2026. After that date, possession is obtained only on the statutory grounds in section 8 of the Housing Act 1988 as amended.

How often can rent be increased after 1 May 2026?

Rent cannot be raised more than once a year. Rent review clauses are abolished. A landlord must use a section 13 notice. Where a landlord increased rent by a review clause before 1 May 2026, a new rent under a section 13 notice on or after that date may not take effect until at least 52 weeks after that increase.

How can a tenant challenge a rent increase?

A tenant can challenge a section 13 rent increase at the First-tier Tribunal (Property Chamber). The tenant must apply before the new rent takes effect. The tribunal decides what rent is reasonable and can set a lower rent. The decision is binding.

What is the penalty for not providing the Renters' Rights Act Information Sheet 2026?

Landlords had to give the information sheet to existing tenants by 31 May 2026. A financial penalty of up to 7,000 pounds per tenancy applies for failure to comply. The local council enforces the penalty.

Can a landlord refuse to rent to tenants with children or benefits?

No. Chapter 3 of Part 1 of the Act prevents discrimination against prospective tenants with children or those who receive benefits. This applies to the letting process. A tenant who believes they have been discriminated against can complain to the council.