The Renters’ Rights Act 2025 comes into force on 1 May 2026 and represents a significant shift in the way the private rental sector operates. It promises to provide greater security and fairness to tenants, whilst landlords will need to adjust to tighter laws, plan and adopt a more professional approach to managing their properties.

But what does the Act actually mean in practice? Let’s break it down.

Fixed-term tenancies are ending

One of the biggest structural changes under the new law is the end of the traditional fixed-term tenancy.

From 1 May 2026, the familiar Assured Shorthold Tenancy (AST) will disappear and be replaced by Assured Periodic Tenancies (APTs). In simple terms, tenancies will roll from month to month from the start rather than running for a fixed period such as six or twelve months (with a few exceptions, such as company lets).

For tenants currently in a fixed-term agreement, that term will simply fall away on 1 May 2026 and the tenancy will automatically become periodic. This gives tenants greater flexibility, as they will no longer need to wait for a fixed term to end before moving on. They will, however, usually need to give two months’ notice rather than the current one month.

For landlords, it means adjusting to a system where long fixed terms are no longer the norm and managing tenancies will require a slightly different approach.

There are also some new administrative requirements. Landlords and agents must provide tenants with the Government’s information leaflet by the end of May, or risk fines of up to £7,000. Verbal tenancy agreements will no longer be acceptable either, with landlords required to provide tenants with a written statement of the tenancy.

The end of ‘No Fault’ evictions

The headline change, and probably the one you’ve heard about the most, is the abolition of Section 21 of the Housing Act 1988, often referred to as ‘no fault evictions’.

Previously, landlords could end a tenancy without giving a specific reason, provided they gave at least two months’ notice. The title ‘no fault’ could be deemed unfair, many landlords usually had a reason, but they didn’t need to disclose it. It did, however, leave tenants with a fear that after the fixed term they could be asked to leave on two months’ notice, for no apparent reason.

The removal of this notice has meant significant redrafting of the grounds upon which a landlord can ask a tenant to leave. The landlord will now need to serve a Section 8 notice, citing rent arrears, antisocial behaviour, or needing to sell the property or move into it themselves.

In short: landlords can still regain possession of their property, but they’ll need a clear and valid reason, and the process will take a little longer.

Pets, discrimination and fairness

One of the changes attempts to address some long-standing tenant frustrations around pets in rental properties. The Act also includes measures designed to ensure tenants are not discriminated against because they have pets, children or receive benefits, and aims to reduce bidding wars for rental properties.

Landlords can still refuse pets, but any refusal will need to be reasonable, which may be more limited than previously expected.

Rent increases

Rent increases are also being tightened up.

Under the new framework, rent can generally only be increased once per year, increases must reflect market levels and tenants will have the right to challenge excessive increases through a tribunal.

This is intended to prevent so-called “backdoor evictions”, where rents are raised dramatically to push tenants out.

It’s worth noting that the aim isn’t to freeze rents entirely, but to ensure increases are fair and transparent.

New standards for rental properties

Reassuringly, the Act introduces stronger expectations for property standards. The introduction of Awaab’s Law, already in the social housing sector, will also be adopted in the private rented sector. While this provision does not come in immediately (currently expected around 2027), landlords will be expected to deal with issues such as damp and mould more quickly and ensure properties are safe, free from serious hazards and properly maintained.

Most responsible landlords already meet these standards, but the legislation ensures there is clearer enforcement where they do not.

A landlord database and ombudsman

Another feature expected to be introduced in 2027 is the creation of a private rented sector landlord database and a mandatory ombudsman scheme.

These measures are designed to improve accountability and resolve disputes more quickly. For tenants, it offers a clearer route to raise concerns. For landlords, it provides structured dispute resolution without immediately resorting to court.

Landlords and their properties will need to be registered on the database and failure to do so could result in fines or restrictions on relying on possession grounds.

What this all means for landlords and agents

The reality is that landlords who maintain their properties, communicate well with tenants and follow existing regulations, are unlikely to find these changes revolutionary.

However, the administrative side of being a landlord or agent will become more structured and professional advice will be more valuable than ever. Landlords should review their tenancy agreements, rent review processes, compliance procedures and property standards.

The days of ‘set it and forget it’ property letting are largely behind us.

Why professional advice matters

With rental legislation rapidly evolving, many landlords are realising the importance of having experienced professionals on their side.

I am Sarah Westwood and I am delighted to have recently joined Pardoes. I have over 20 years’ experience in landlord and tenant law and work closely with letting agents and landlords, helping them stay compliant with the latest regulations and, where necessary, guiding them through possession proceedings.

I advise on tenancy law, regulatory compliance, property management best practice and dispute resolution. Sarah Westwood, Landlord and Tenant Executive

For more information, contact me at enquiries@pardoes.co.uk or call 0800 862 0442.