Information for tenants

About the Act

The Renters’ Rights Act 2025 (RRA) is now law and came into force on 1 May 2026.

It is important that private tenants are aware of the changes the law brings, and what changes have been introduced. The Government have issued specific guidance for private tenants. View guidance for private tenants.

The first of three phases occurred on 1 May with the remaining two phases occurring over the coming years, a summary of the timeline, and the reforms, is included below.

Phase 1: Introduced 1 May 2026, sees the following changes taking place in the PRS:

• Abolition of s21 ‘no fault’ evictions
• Introduction of Assured Periodic Tenancies
• Changes to grounds for possession
• Limiting rent increases to once a year
• Banning rental bidding and rent in advance
• Making it illegal to discriminate against renters who have children or receive benefits

Phase 2: To be introduced from late 2026, will see:

• Regional rollout of the database for landlords and local councils
• Rollout of the database and introduction of the ombudsman (probably in 2028)

Phase 3: A new Decent Homes Standard in the PRS will be introduced following consultation, which could be either 2035 or 2037. This phase will also see the introduction of the following:

• Introduce a Decent Homes Standard
• A Minimum Energy Efficiency Standard (MEES) of EPC C or equivalent by 2030
• Complete a review of the Housing Health and Safety Rating System (HHSRS)
• Extend Awaab’s Law to the PRS

While many of the changes are contained in the Act itself, the Government will need to make secondary legislation to add further detail to some provisions.

The main changes, that have been introduced as the Renters’ Rights Act, are summarised below.

What has been introduced

Abolishing Section 21 notices (no fault evictions)

Landlords will no longer be able to serve “no-fault” eviction notices to regain possession of their properties.

Landlords can only end tenancies in specific situations set out in law, such as:

• If tenants are in rent arrears
• If tenants cause anti-social behaviour
• If tenants cause damage to a home
• If the landlord needs to sell

The possession grounds for a landlord wanting to sell or have family live at the property cannot be used during the first twelve months of a tenancy. Landlords must give four months' notice to use these grounds. If used, the property cannot then be let again for twelve months.

There is a new possession ground for landlords renting to students in houses of multiple occupation (HMO). This is so they can seek possession in advance of the next academic year.

Rent

Rents can be increased once a year to the market rate, using a Section 13 notice. This is the price that you would get if the property was newly advertised to let. If a tenant believes the rent increase is above the market rate, they can complain about it by applying to the First Tier Tribunal. Tenants must do this before the start date of the proposed new rent.

Landlords, and agents, cannot ask for or accept offers above the advertised rent for a home.

Limiting rent in advance requests - Landlords are banned from charging or accepting more than one month's rent upfront.

Pets

Landlords cannot unreasonably refuse tenants with pets.

Landlords cannot unreasonably withhold consent when a tenant asks to have a pet.

Landlords can require insurance covering pet damage.

The Government have published guidance for landlords. View guidance on pets.

Refusing to rent

It is against the law for landlords and agents to refuse to rent to people who:

• get Universal Credit, housing, or disability benefits
• have children

Landlords can still refuse an applicant if they believe the prospective tenant will be unable to afford the rent or would be an unsuitable tenant. This should be judged on a case-by-case basis.

Tenancy Agreement

All tenants should be given a written tenancy agreement.

Other changes

The Government have not yet set a date for the introduction of the following additional changes.

Private Rented Sector Landlord Ombudsman

This will help resolve disputes between landlords and tenants impartially.

• All landlords must pay to join, including those who use a managing agent. A fee has not been set yet.
• Landlords will be told the deadline by which they will need to sign up.
• Tenants will be able to use the service for free to complain about a landlords' actions or behaviours.
• The Ombudsman will have powers to make landlords give an apology, provide information, put something right, and/or pay compensation.
• Landlords must obey ombudsman decisions.

Private Rented Sector (PRS) Database

Designed to compile information about landlords and properties and provide visibility on compliance.

• All landlords must pay to join, including those who use a managing agent. A fee has not been set yet.
• Landlords will be told the deadline by which they will need to sign up.
• The database will list the name and contact details for a landlord, homes they manage, and details of any past offences as a landlord.
• Guidance will set out landlord and tenant responsibilities.
• Landlords must register on the database before a property can be marketed or let.

Decent Home Standard

All rental properties must meet minimum quality standards.

The government is officially expanding the Decent Homes Standard (DHS) to the private rented sector. Established by the Renters' Rights Act 2025, this law ensures all privately rented homes are free from severe hazards, in a reasonable state of repair, and properly maintained for health and comfort

Any landlord failing to meet the Decent Home Standard will be unable to let the home out and potentially must refund rent to their tenant. This is to ensure renters will have safe, secure and hazard free homes.

The new DHS will apply from 2035 to both the social and private rented sectors

Minimum Energy Efficiency Standards (Mees)

Government will set MEES for both social and private rented housing tenures using new headline ‘metrics’ introduced as part of Energy Performance Certificate (EPC) reform.

Although MEES will form part of the Decent Homes Standard for the PRS, the new regulations will remain under a separate legislative framework: the Energy Efficiency (Private Rented Property) Regulations 2015 (led by Department for Energy Security and Net Zero). Local authorities will act as the enforcement bodies, as they are currently.

To comply with MEES in the PRS, private landlords must ensure all new and existing domestic private rented properties must be at an EPC C or equivalent by 1 October 2030, or for a valid exemption to have been registered.

Awaab's Law

This sets clear timescales for landlords to investigate and fix serious problems with damp and mould and other hazards so that rented homes are safe. Timescales have not been published yet.

More information

You can read more about the Renters' Rights Bill on GOV.UK

Visit GOV.UK to find out more about the Renters' Rights Act