Last week, the Renters’ Rights Act 2025 (previously the Renters’ Rights Bill) which is a sweeping reform of the private rented sector in England received Royal Assent on 27 October 2025.
Changes will not take place immediately, but will be phased in from early 2026.
As a tenant (or landlord), what does this mean for you?
Key Changes
Abolition of “no-fault” evictions Section 21 notices (allowing landlords to evict without giving a reason) will be abolished and Landlords must rely on legitimate grounds under the reformed Section 8 framework. This is likely from Mid-late 2026.
Fixed-term tenancies replaced All Assured Shorthold Tenancies (ASTs) and fixed-term contracts will convert to rolling, periodic tenancies (monthly or appropriate period). This is likely from late 2026.
Tenant notice to quit Tenants can terminate a tenancy at any time by giving two months’ notice.
Limits on rent increases Rent can only be increased once per year and only to a “market rate”. This is likely from 2027.
Advance rent and deposit caps Requests for rent in advance are capped (typically 5 weeks). For tenants with pets, landlords may ask for an additional deposit (e.g. up to 8 weeks), but the standard 5-week deposit cap remains for those without pets.
Pet permissions & non-discrimination Landlords must consider tenant requests to keep pets and cannot unreasonably refuse. Blanket bans on letting to families or benefit recipients are outlawed.
New bodies & enforcement A Private Rented Sector Ombudsman will handle disputes and complaints
Local authorities gain stronger enforcement powers and landlords may face fines for failing to meet standards.
Decent Homes Standard & property conditions A reformed “Decent Homes Standard” will be introduced for all privately rented homes, covering safety, comfort, heating and repair obligations. This is likely from 2027.
Implementation & Timing
As mentioned above, the Act is not yet fully in force but most measures are expected to roll out in stages from 2026 onward.
Importantly, the Act applies to England (private sector) and different rules remain in place for Scotland, Wales, Northern Ireland.