The Renters’ Rights Act 2025 comes into force on 1 May 2026, bringing some of the most significant changes to private renting in England for a generation. If you’re a landlord — whether you manage a single property or a larger portfolio — understanding what’s changing and what’s expected of you is essential.
This guide sets out the key reforms clearly, so you can take the right steps before the deadline.
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 has been introduced to reform how private renting works in England. Its core aims are straightforward: to give tenants greater security in their homes and to raise standards across the private rented sector.
For landlords, the changes affect how you manage tenancies, how and when you can regain possession of a property, and what obligations you have towards existing tenants from 1 May 2026.
The end of Section 21: what this means for you
One of the most significant changes is the abolition of Section 21. Previously, Section 21 allowed landlords to end an Assured Shorthold Tenancy (AST) without providing a reason, as long as the correct notice was served.
From 1 May 2026, that is no longer possible. To regain possession of a property, you will need a valid legal reason, and you must follow the process set out under Section 8 of the Housing Act 1988.
How does Section 8 work?
Section 8 sets out the legal grounds on which a landlord can seek possession. These grounds fall into two categories:
- Mandatory grounds — if proven, the court must grant possession.
- Discretionary grounds — the court will consider whether it is reasonable to make an order for possession.
Key Section 8 grounds for private landlords
The updated grounds cover a wide range of circumstances. The most commonly relevant for private landlords include:
- Ground 1 — You or a close family member need to move into the property (two months’ notice required; cannot be used in the first 12 months of a tenancy)
- Ground 1A — You intend to sell the property (four months’ notice required; cannot be used in the first 12 months of a tenancy)
- Ground 6 — You need possession to redevelop or substantially refurbish the property (four months’ notice required)
- Ground 7A — Serious antisocial or criminal behaviour (no notice required; you can apply directly to court, though a possession order cannot be made within 14 days of notice being given)
- Ground 8 — Serious rent arrears (four weeks’ notice required)
In most cases, the process involves serving a Section 8 notice, waiting for the notice period to expire, then applying to court if the tenant does not leave. There is no longer an accelerated possession route, so court proceedings will apply in all cases. If you’re unsure which ground applies to your situation, our property disputes team can advise you on the right approach from the outset.
Other key changes landlords should be aware of
The reforms extend well beyond possession. Here’s a clear overview of the other significant changes taking effect from 1 May 2026.
Rent and tenancy changes
- Rent can only be increased once a year, and only through a Section 13 notice with at least two months’ notice given to the tenant.
- Tenants can challenge a rent increase they believe exceeds market rent at the First-Tier Tribunal.
- Fixed-term tenancies are being abolished. Existing ASTs will automatically convert to rolling tenancies; new agreements will not need to be issued.
- Tenants can end their tenancy by giving two months’ notice.
- Rent bidding is banned.
- Any rent review clauses in existing tenancy agreements — including those linked to inflation measures such as the Retail Price Index or Consumer Price Index — will no longer apply. All rent increases must go through the Section 13 process.
Other rules landlords must follow
- Tenants have the right to request permission to keep a pet. You must respond within 28 days and cannot unreasonably refuse.
- You cannot ask for more than one month’s rent in advance before a tenancy begins.
- Refusing a tenant because they receive benefits or have children is now illegal.
- Certain possession grounds — including selling the property or moving back in — cannot be used during the first 12 months of a tenancy.
Informing your tenants about the changes
You are required to tell all existing tenants about the new rules. This is done by providing the government’s Information Sheet, which explains how the Renters’ Rights Act affects their tenancy.
All existing tenants must receive this document by 31 May 2026. Failure to do so can result in fines of up to £7,000.
If you have tenancies that were verbally agreed before 1 May 2026, you do not need to provide the Information Sheet — but you must still provide written confirmation of the key terms of the tenancy. Lodgers are not covered by this requirement.
What should landlords do?
There are several practical steps you should take now:
- Review your tenancy agreements and remove fixed-term provisions and any rent review clauses.
- Check rent levels across your portfolio.
- Send the Information Sheet all relevant tenants between 1 and 31 May 2026.
- Note that 30 April 2026 is the last date a Section 21 notice could be served. Any existing Section 21 notices must have court proceedings issued by 31 July 2026 — after that date, they become invalid.
- Check that all safety certificates (gas, electricity), EPCs, and deposit protection records are fully up to date.
How can we help?
Spencer Lewis is a Solcitor in the Litigation team, based at our Chelmsford Office.
Fisher Jones Greenwood LLP, a member of Lawfront since 2021, is a prominent law firm offering a comprehensive range of legal services to corporate, public and private clients.
Our property disputes solicitors work with landlords across Essex and beyond, providing clear, practical advice on tenancy management, possession proceedings, and dispute resolution. If you have questions about how the new rules apply to you, we’re here to help. If you’d like to talk about the Renters Right Act, our Litigation team are here to help. Call us on 0845 543 5700 email [email protected] or contact us via our online enquiry form.