Posted: Friday, April 24, 2026

The Renters’ Rights Act 2025: Essential guide for tenants

The introduction of the Renters’ Rights Act 2025 marks a significant shift in England’s rental landscape, with a focus on strengthening tenant protections and raising standards across the sector for millions of tenants. Having received Royal Assent in October 2025, the legislation comes into force on 1 May 2026, bringing with it a wide range of changes designed to improve standards and rebalance the relationship between landlords and tenants. 

Understand how the updated rules improve protections for tenants and reshape the private rented sector. 

 

‘No-fault’ evictions abolished 

One of the most significant changes is the abolition of Section 21 ‘no-fault’ evictions. This means landlords will no longer be able to evict tenants without providing a valid reason. 

Instead, possession will only be possible under Section 8, where landlords must demonstrate legitimate grounds such as selling the property, moving in themselves, or cases of serious rent arrears. 

This reform provides tenants with greater stability and reassurance, reducing the risk of being asked to leave without clear justification. 

 

Periodic tenancies = greater flexibility 

Under the new legislation, all tenancies will become periodic (rolling) by default, replacing traditional fixed-term agreements. 

This gives tenants increased flexibility, allowing them to end their tenancy with just two months’ notice, without being tied into long-term contracts. Whether moving for work, family, or personal reasons, tenants will be able to do so more easily and without facing early exit penalties. 

 

Limits on rent increases 

The Act introduces clearer rules around rent increases: 

- Rent can only be increased once per year  

- Landlords must provide at least two months’ notice  

- Increases must reflect the current market rate  

If tenants believe a proposed increase is excessive, they can challenge it through the First-tier Tribunal, which will independently assess whether the rent is fair. This removes the risk of rent rises being used as a form of indirect eviction. 

 

Improved living standards and conditions 

The Decent Homes Standard will apply to privately rented properties for the first time. This means properties must be: 

- Safe and free from serious hazards  

- Warm, well-maintained, and in good repair  

- Free from issues such as damp and mould  

Alongside this, Awaab’s Law introduces strict timeframes for landlords to address serious health and safety concerns. Tenants will have stronger rights to take action if landlords fail to respond promptly. 

Together, these measures aim to significantly improve living conditions across the sector. 

 

Equal rental treatment 

The Act introduces stronger protections against discrimination in the rental market. 

Landlords and letting agents will no longer be permitted to refuse applicants simply because they have children or receive benefits. Instead, all prospective tenants must be assessed fairly based on their individual circumstances and ability to afford the rent. 

This change promotes equal access to housing and helps remove long-standing barriers faced by many renters. 

 

Bidding wars ended 

To improve transparency and fairness, landlords and agents will be prohibited from accepting offers above the advertised rent. 

This means the price you see is the price you pay, helping to eliminate competitive bidding and making the rental process more predictable—especially in high-demand areas. 

 

Pet-friendly renting 

Tenants will benefit from a stronger right to request permission to keep pets. 

Landlords must consider such requests reasonably and cannot refuse without a valid justification. The default expectation is that pets should be allowed unless there is a good reason not to. 

 

Easier access to support and dispute resolution 

A new Private Rented Sector Ombudsman will provide tenants with a free and independent route to raise complaints about their landlord. 

The Ombudsman will have the authority to: 

- Require landlords to issue apologies  

- Request information  

- Order remedial action  

- Award compensation where appropriate  

All landlords will be required to join the scheme, ensuring greater accountability and faster, more consistent resolution of disputes. 

 

Greater transparency via landlord database 

A new Private Rented Sector Database will improve transparency across the sector. 

Tenants will be able to check whether a landlord is registered and compliant, as well as access key information about a property before entering into a tenancy agreement. 

This will help renters make more informed decisions and enable local authorities to more effectively identify and act against unsafe or non-compliant properties. 

 

When will these changes take effect? 

The Renters’ Rights Act 2025 will come into force on 1 May 2026 with a phased implementation, outlining when specific measures will be introduced throughout the year. 

 

Final thoughts 

The Renters’ Rights Act 2025 represents a major step forward in protecting tenants and improving standards across the private rented sector. By increasing security, raising property standards, and promoting fairness, the legislation aims to create a more balanced and transparent rental market. 

For tenants, this means greater confidence, improved living conditions, and more control over their housing choices. As the new system comes into force, staying informed will be key to making the most of these strengthened rights. 

 

Contact us today

Looking to start renting? Take a look at our guide to renting.

 

The Guild is a UK-wide network of hand-selected independent estate agents across the UK. Whether you are buying, selling, letting, or renting, explore where our Members are.

Looking to buy?

Looking to buy?

We'd love to help you on your journey home.
Don't miss out on on the latest properties by registering for our property alerts.

Register with us today

Read What Our
Customers Say

I can't speak more highly of the team at Homesearch. When I met Michael to discuss the sale of my home instantly from that meeting, I could tell how knowledgeable they were. From that moment until closing, everything went absolutely flawless. This experience of selling went without a hitch with them giving great tips on preparing my home for viewings. Thank you. I really appreciate all your help during this process. I highly recommend Homesearch to any person who is looking to sell their home or buy a new home.

Loretta Barrett, Seller

I started with two very well known real estates, but I hated it. I was simply another number to them and I didn't feel they were honest and transparent. With HomeSearch I felt comfortable that they were on my side and they were always available to help. The process is hard enough, so having a team who supports you can make such a difference. Highly recommend.

Arian Barvarz, Seller

The reason we chose Homesearch to sell our property was that we liked the straightforward, no-nonsense approach of both Anna and Michael. They gave an honest appraisal of our property and a clear idea of what we could expect to sell it for. In fact, the offer we accepted exceeded our expectations. The sale took longer than we would have liked, due to delays caused by the buyers' solicitor, but Michael was tenacious and must have worn his phone out keeping everyone informed of progress.

Nicola Watson, Seller

Homesearch are hands down the best agent I have ever worked with ! The team helped me in an extremely complex sale. Without the knowledge and experience of the whole team, my sale would not have completed. I dont normally write reviews, only when they are truly deserved. An exceptional team! Very kind and personable, reliable & trustworthy.

Leslie John, Seller

My experience with Homesearch is that they are professional, friendly and go above and beyond to ensure that something stressful like selling a house runs as smoothly and stress free as possible. They work hard to get the results and have kept me updated throughout the process. I honestly could not recommend them enough, they are easily the best company I’ve dealt with in the buying/selling houses field. And to top it all off, they always answer the phone in the most pleasant tone and always provide service with a smile.

Chanelle Hunte, Seller

Homesearch are PROFESSIONALS. I sold my property through Homesearch and I have not dealt with a more competent agency. Every single person  dealt with knew exactly what they were talking about and I can tell that they all have knowledge in the industry and were not just picked up from the street. From the get go I was impressed and I will certainly do business with them again.

Paul Hobbs, Seller

Many thanks Homesearch for locating professional corporate tenants for my property. I am very happy with your property management service as you always ensure that the tenants give the property back in good order at check out. Five Stars!

Maria Foran, Landlord

I have been absolutely delighted with the exceptional service I have received from Homesearch. They have removed all the stress & hassle of renting my property and dealt with all manner of situations I would have struggled with in such a professional & courteous manner. They give valuable unbiased advice with such a wealth of experience. Nothing is ever too much trouble for the staff, who are always friendly & helpful. Homesearch let and managed my property and I am very happy with their property management services, they are very knowledgeable.

Paula Carter, Landlord

Homesearch always do what they say they will do. They are efficient and raise any issues early and provide options to resolve them. Homesearch is very  easy to get hold of and talk to, no matter where I am in the world! My property is well looked after, regarding tradesmen, replacement of items swiftly etc. with the minimum of fuss.

David Connells, Landlord

From our first viewing right through to the present, Home Search were brilliant. They helped make the whole process quick and stress free and even now we are in and settled, they are still happy to assist us with any queries we may have. We couldn't recommend them highly enough.

Julie Maney

Home Search helped us move into our new flat smoothly and Tim was always happy to provide help to put our nerves at ease. Arranging a viewing was easy and Home Search were happy to open after hours for us to sign the paperwork. They were very helpful and often would offer to help! Having moved in we received a lovely card and they have always been swift in communicating with Usif we have any questions. Would recommend it.

Will Houghton

Michael and his team were simply amazing!! They helped us to find the perfect house, offering a nice and attentive service from the beginning through to the end. Thank you so much!! 5 stars service. Highly recommended!!!

Giordana Sicali

Very helpful and friendly staff. Tim, Michael and the team Made the whole renting experience easier.

Amol Sinare

I had a very difficult situation as I did not have a guarantor and my dad was earning enough but was not a homeowner. It took a about 3 weeks but Michael sorted it all out in the end and my dad became my guarantor. I got a lovely home and all the staff were very helpful including Paris, Zainab and Tim. Thank you all very much! Would recommend them to anyone

Misti Chakraborty

On behalf of myself, Noa & Niamh, we would like to start off by saying a massive thank you for the amazing service Home Search Ltd provided us with, especially highlighting the work of Clorissa. Within a week we were able to sign, seal and move into the property that we looked at, all down to Clorissa's prompt and effective work ethic, which allowed us a smooth transition from one property to another, without her, this move would not of been possible to have happened within the time stamp that it did. We are very grateful for the work that was done by Home Search Ltd, highly recommend.

Lewis Francis
How Much is Your Property Worth?

Expert Valuation

We always come armed with evidence and statistics of why we are pricing your property a certain way. We know the importance of getting the initial price of your property right, first time. With our extensive experience we will also explain current market conditions as we want to get our sellers the best price.

What's more, get a free gift with your free expert valuation with one of our experienced Valuer's.

Book a Valuation