The Renters’ Rights Act 2025
The first phase of the key legal changes introduced by the Renters’ Rights Act 2025 will come into force on 1 May 2026. These changes will apply to all privately rented properties in England, regardless of when a tenancy began.
The changes will significantly affect the private rented sector, replacing assured shorthold tenancies, ending ‘no-fault’ evictions, and introducing new rules for setting rent. Landlords are legally responsible for understanding and complying with the Renters’ Rights Act.
We’ve listed some of the key changes below, but there’s much more guidance for landlords about how renting is changing on the government’s Housing Hub and in the government’s Guide to the Renters’ Rights Act, which we encourage you to read. You should take your own legal advice on actions you need to take to ensure you meet the requirements of the Act.
Tenancy agreements
Landlords will no longer be able to grant fixed term tenancies. All new tenancies (subject to certain exceptions) must be assured periodic tenancies with no fixed end date. Assured shorthold tenancies automatically convert into periodic tenancies (unless there are possession proceeding under way which may mean tenancies may not immediately convert in the same way).
There are various obligations landlords must comply with, such as providing tenants with a copy of a government publication – The Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Failure to do so may result in a fine of up to £7,000 issued by the local council. Landlords must read the government guidance to ensure they understand their obligations and take the necessary action.
For new tenancies that start after 1 May 2026, landlords must provide tenants with certain information about the tenancy in writing. The government has published guidance for landlords explaining the details of the written information that must be given to tenants.
Eviction reform and setting rent
Landlords will no longer be able to seek possession through ‘no fault’ evictions. However, they can still recover possession under specific grounds, which include (but aren’t limited to) selling the property, serious rent arrears, and antisocial behaviour.
Under the new rules, restrictions on how and when rent can be increased are introduced. Rent can only be increased once in any 12-month period.
The Act also limits the amount of rent a landlord can ask a tenant to pay in advance.
You won’t be able to do anything that prevents a tenant from renting a property because they have children or receive benefits.
You’ll have to consider a tenant’s request for a pet fairly and within a set timeframe. You must provide valid reasons if you refuse the tenant’s request.
Not all of the elements of the Renters’ Rights Act will be implemented on 1 May 2026.
There are further actions landlords will need to take in relation to a new Private Rented Sector Database, a Private Rented Sector Ombudsman, new requirements brought about by the Awaabs Law and the Decent Homes Standard which will be implemented at a later date.
Mortgage conditions and the changes in the law
We won’t be making any formal changes to customers’ mortgage terms and conditions as a result of the changes introduced by the Renters’ Rights Act. However, we won’t enforce any terms and conditions that conflict with the new legal requirements. For example, if you’re a landlord whose mortgage terms specify that your property must be let under an assured shorthold tenancy, we understand that this will no longer be possible, and we expect you to comply with the updated law.
Where you can find information from the government
Below, we’ve included links to government web pages that you may find helpful.
If you’re a landlord of a tenancy that was created before 1 May 2026 you must give everyone named on the tenancy agreement a copy of the Renters’ Rights Act Information Sheet before 31 May 2026 – or you could face a fine of up to £7,000.
You may provide your tenants with a paper copy, or you can email them a PDF version of the information sheet.
Please note that if you choose to e-mail your tenants, you must attach the PDF to the e-mail. Sending a link to the information sheet won’t be considered valid.
The government has published guidance about tenancy agreements and the written information you must provide to tenants if a new tenancy begins on or after 1 May 2026.
If you’re a landlord looking for help to understand your responsibilities, the government’s Housing Hub provides guidance on how renting and the rights and responsibilities of landlords is changing.
There’s more background on the reform of the private rented sector, along with a more detailed explanation of the measures in the Renters’ Rights Act which is available on the government’s website in the Guide to the Renters’ Rights Act.
The Renters’ Rights Information Sheet
Find out moreGuide to the Renters’ Rights Act
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