The Renters Rights Act Explained

The Renters’ Rights Act received Royal Assent on 27 October 2025 and is now law

The Act brings an end to Assured Shorthold Tenancies (ASTs), which have been the most common type of agreement for renting to private individuals.

So, what does the Renters’ Rights Act (RRA) mean for landlords? Below, we answer some of the most frequently asked questions from our clients.

When do the reforms come into effect?

The changes outlined below will come into force on 1st May 2026. Further reforms, including landlord and property registration, minimum housing standards, and the introduction of Awaab’s Law, are expected to follow later.

How are Assured Shorthold Tenancies being replaced?

The new legislation applies to all ASTs—both new and existing—except for company lets and properties with rents exceeding £100,000 per year.

Fixed-term tenancies will no longer be permitted. Instead, all tenancies will run on a rolling, month-to-month basis until either:

• the tenant serves notice, or
• the landlord meets one of the legal grounds to regain possession.

What security will tenants have?

For the first 12 months of a new tenancy, landlords will not be able to move back into the property or sell it, unless it is sold to another landlord who will take over the tenancy.

This creates a 12-month protected period for tenants. Tenants may still choose to leave during this time but must give two months’ notice, aligned with the rent payment date.

Will the changes apply to new and existing tenancies at the same time?

Yes. The legislation will apply to both new and existing tenancies on 1st May 2026, with no phased implementation.

Any existing break clauses or options to renew will no longer be valid once the law comes into force. As all tenancies will become rolling periodic tenancies, new tenancy agreements will also be unable to include break clauses or renewal options.

How can landlords regain possession under the new legislation?

Section 21 notices (commonly referred to as “no-fault evictions”) will be abolished.

Instead, landlords must use a section 8 notice, relying on one of the specific legal grounds for possession. These include situations where:

• the landlord or a family member intends to move into the property
• the landlord wishes to sell
• the tenant is in rent arrears or engaging in antisocial behaviour

Each ground has its own notice period, which landlords must follow carefully.

Can landlords still increase rents?

Yes. Landlords may propose one rent increase per year by serving a section 13 notice.

Any increase must reflect local market rents, and evidence may be required. Tenants must receive at least two month’s notice.

If the tenant believes the increase exceeds market value, they may challenge it by applying to the First Tier Tribunal, provided this is done before the proposed start date of the new rent.

Advance rent payments

Tenants will no longer be permitted to pay rent in advance when entering into a new tenancy.

However, where an existing tenancy already involves rent being paid quarterly, six-monthly, or annually, this arrangement may continue for the remainder of that tenancy. Advance payments will only be prohibited when a new tenancy is agreed.

Tenants who cannot demonstrate affordability for monthly payments may still use a guarantor.

Rental bidding

Landlords and agents must advertise a clear asking rent for a property. They will not be allowed to invite or accept bids above the advertised price.

Pets

Any existing “no pets” clauses will become invalid once the legislation comes into force.

Landlords may not unreasonably refuse a request from a tenant to keep a pet and landlords must respond to pet requests within 28 days. Landlord may only refuse a tenant’s request to keep a pet under specific circumstances, such as restrictions within a head lease.

What happens if landlords or agents breach the legislation?

Failure to comply may result in significant financial penalties. Enforcement powers for local authorities will be strengthened, with fines of:

• up to £7,000 for minor or initial breaches
• up to £40,000 for repeat offences

To learn more about the Renters’ Rights Act and the changes it introduces, further information can be found at

Renters Rights Act 2025
https://www.legislation.gov.uk/ukpga/2025/26/contents

UK Government guidance
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act

Renters Rights Act 2025 implementation roadmap
https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap

If you are unsure how these changes may affect you, we recommend seeking professional advice.

This information reflects our understanding of the Act as currently written.