The Renters’ Rights Act 2025 (the ‘Act’) was given royal assent on 27 October 2025 and represents a significant reform of the private rental market, affording further protections to tenants and aiming to create a more transparent and accessible market.
Although a number of provisions included in the Act have not yet come into force, from 1 May 2026 most fixed term tenancies will be abolished, as will the ‘no-fault’ eviction process under section 21 of the Housing Act 1988.
These changes mean that private residential tenancies will continue on a rolling basis with a maximum term of 31 days or one calendar month and tenants will also be entitled to give two months’ notice to end their tenancy. Landlords will need to rely on a statutory ground for possession to initiate any eviction procedures. The grounds for obtaining possession can be found at Schedule 2 of the Housing Act 1988 as amended by Schedule 1 of the Act. The changes mean that most private landlords will have to give longer notice periods to regain possession. For example, if a landlord wishes to sell-up or live in the tenanted dwelling, they will not be able to do so within the first 12 months of the tenancy, unless other statutory grounds apply. For eviction based on rental arrears, a landlord will have to show that rent has not been paid for a period of more than 3 months and provide their tenant with 4 weeks’ notice.
The Act further strengthens protections against arbitrary rental increases, discrimination based on having children or pets and rental bidding wars, meaning that landlords will no longer be able to accept any amount higher than the advertised rent.
Additionally, by 31 May 2026, landlords must provide their tenants with a written statement outlining the terms of the tenancy in a form to be specified by the government. Existing tenants must be provided with a notice outlining what is to change with their tenancy, although a new agreement will not be required. The prescribed forms of both the written statement and notice have not yet been approved by the government, but draft regulations were published on 19 January 2026 in relation to these.
By the end of 2026 the government aims to have introduced a private rental sector database which all landlords must join. The idea behind this is to centralise all landlord and property safety information in one accessible area. The government also aims to create a Private Rental Sector Ombudsman to allow tenants to access a redress service for all relevant matters. The PRS Ombudsman will also provide tools to landlords to ensure that they adhere with the law and can deal with tenant complaints appropriately.
Should you require any further information or advice in relation to these changes, please do not hesitate to contact our civil litigation team for queries surrounding grounds for possession, or our property team for queries surrounding tenancy agreements and formalities.
