Renters’ Rights Act 2025 – Key Points for Landlords

From 1 May 2026, the Renters’ Rights Act 2025 (the “Act”) introduces significant changes to the law governing assured tenancies and assured shorthold tenancies (ASTs) in England. These changes do not apply to common law tenancies or genuine licences.

This summary reflects the law as understood on 2 April 2026. Further secondary legislation or guidance may alter some details.

Changes from 1 May 2026

Existing Assured Shorthold Tenancies (ASTs)

• All existing ASTs will automatically become assured periodic tenancies (APTs). These will no longer have a fixed term and will instead run on a rolling monthly basis until ended in accordance with the Housing Act 1988 (as amended).
• Section 21 “no-fault eviction” notices will no longer be available. Landlords must instead rely on a Section 8 notice, citing a statutory ground for possession.
• Tenants can end the tenancy at any time by giving two months’ notice.
• A tenant’s notice must expire at the end of a tenancy period (usually aligned with rent payment dates).
• Any tenancy provisions made invalid by the Act (such as fixed terms, rent review clauses, or reliance on Section 21) will have no legal effect. Breaches may result in financial penalties.
• Landlords must provide tenants with specific information about the new tenancy arrangements within a set timeframe (see below).

Tenant Information Requirements

For tenancies created before 1 May 2026 (where terms are recorded in writing, fully or partly):

• Landlords and any managing agents must provide tenants with the official Government Information Sheet.
• This must be given by 31 May 2026. Failure to do so may result in fines of up to £7,000.
• Where a letting agent manages the property, the agent must also provide the document, even if the landlord has already done so.
• A copy must be given to every named tenant.

How to Serve the Information Sheet

The document must be the official PDF downloaded from GOV.UK and provided either by:

• Hard copy (posted or hand-delivered), or
• Electronic attachment (e.g. email or text message attachment)

Providing only a link to the document is not valid.

There is no requirement to reissue or amend existing tenancy agreements.

Transitional Arrangements

• The final date to serve a valid Section 21 notice is 30 April 2026.
• Existing possession proceedings based on Section 21 will continue.
• There will be a three-month transition period after 1 May 2026 to begin possession proceedings for valid notices served before that date.

New Assured Periodic Tenancies (APTs)

From 1 May 2026:

• All new tenancies must be periodic (no fixed terms), operating on a rolling monthly basis.
• Tenants may end the tenancy at any time with two months’ notice.
• Notice must align with a tenancy period.
• Landlords must provide a written statement of key terms, likely incorporated into the tenancy agreement.

Key Rules for All APTs (New and Converted)

• Rent in advance: Landlords cannot request or accept more than one month’s rent in advance before the tenancy begins.
• Rent challenges: Tenants may challenge the rent at any time during the first six months.
• Rent increases:
  • Contractual rent review clauses are not permitted.
  • Rent increases must follow the statutory Section 13 process (Form 4A), with at least two months’ notice.
  • Rent can only be increased once per year and not within the first 52 weeks of the tenancy.
  • Increases must take effect at the start of a tenancy period.
• Pets:
  • Tenants can request permission to keep pets.
  • Landlords cannot unreasonably refuse.
  • Refusal may be reasonable where, for example, a superior lease prohibits pets.
  • Decisions should consider factors such as the type of property, the pet, and impact on others.
• Possession:
  • Section 8 remains the only route to possession.
  • Grounds include: intention to sell (after 12 months), rent arrears, breach of tenancy, antisocial behaviour, redevelopment, disrepair, and criminal activity.
  • Tenancies can still be ended at any time by mutual agreement (surrender).

Future Requirements (from late 2026)

• Landlords must register each property on a new Private Rented Sector Database and pay a fee.
• Required documents (e.g. gas safety certificates and EPCs) will likely need to be uploaded.
• Failure to register may result in fines and could prevent landlords from recovering possession.
• All landlords must join a Government-approved redress scheme, overseen by a new Private Rented Sector Landlord Ombudsman. Further guidance will follow.

If you would like any further information relating to this article please contact Gavin Lampert on 020 8221 8062 or at gavin.lampert@bowlinglaw.co.uk

This is not legal advice, it is intended to provide information of general interest about current legal issues.