Renters' Rights Act 2025: a plain-English summary for landlords
Summary: The Renters' Rights Act 2025 abolishes Section 21 and fixed-term tenancies from 1 May 2026. It also introduces new tenants' rights including freedom to keep pets, protections against rent increases and new grounds for possession.
Background and commencement
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. The government has published a three-phase implementation roadmap. Phase 1 — the most significant — takes effect on 1 May 2026. The full text of the Act is available on legislation.gov.uk.
The Act applies to England only. Wales has its own Renting Homes (Wales) Act 2016 framework. Scotland and Northern Ireland have separate legislation.
The five biggest changes from 1 May 2026
1. Section 21 abolished
No-fault evictions end entirely. A landlord can only end a tenancy by serving a Section 8 notice citing one of the 37 statutory grounds. There is no notice-only route anymore. The court must be satisfied the ground is met.
2. Fixed-term tenancies abolished
All existing fixed-term assured shorthold tenancies (ASTs) automatically convert to periodic tenancies on 1 May 2026. All new tenancies must be periodic from that date. There is no option to agree a fixed term. The minimum notice a tenant must give to end a tenancy is two months.
3. Thirty-seven grounds for possession
Previously there were 17 grounds under Schedule 2 of the Housing Act 1988. The Act increases this to 37, adding new grounds to reflect situations where the old Section 21 was typically used — for example where the landlord wishes to sell or move back in. Key new grounds include:
- Ground 1A: Landlord or close family member wishes to occupy as their only or principal home. Six months' notice required. Cannot be used in the first 12 months of a tenancy.
- Ground 6A: Landlord intends to sell. Four months' notice required. Cannot be used in the first 12 months of a tenancy.
- Ground 8: Rent arrears threshold rises from two months to three months.
Landlords who use Ground 1A or 6A to end a tenancy and then re-let the same property within 12 months may face a rent repayment order. These grounds are intended to be genuine.
4. Rent increases restricted
Landlords can only increase rent once per year by serving a Section 13 notice. The increase must be to market rent. Tenants can challenge increases they believe exceed market rent at the First-Tier Tribunal. Landlords cannot insert rent review clauses into tenancy agreements — any such clause is void.
5. Right to keep pets
Tenants now have the right to request permission to keep a pet. Landlords can only refuse on reasonable grounds. Landlords can require tenants to obtain pet insurance as a condition of consent. Unreasonably withholding consent for a pet is a civil offence.
What the Act does not change
- The obligation to maintain the property in good repair
- The requirement to protect deposits within 30 days
- The compliance certificate obligations (gas, electrical, EPC)
- The obligation to serve the How to Rent guide
- The Homes (Fitness for Human Habitation) Act 2018 standards
Implementation timeline
Phase 1 (1 May 2026): Section 21 abolished, fixed-term tenancies end, new grounds take effect, rent increase rules take effect.
Phase 2 (date TBC): Introduction of the new Private Rented Sector Landlord Database (a compulsory registration scheme for landlords). The government has indicated this will launch within 12 months of Phase 1.
Phase 3 (date TBC): Establishment of the new Private Rented Sector Ombudsman, which will provide mandatory dispute resolution for landlords and tenants without needing to go to court.
The full implementation roadmap is available from GOV.UK.