Changes in the Renters’ Rights Act

The BBC has described it as: “the biggest shake-up to renting in England for more than 30 years”.

What has happened?

The Government has announced that the Renters' Rights Act will take effect on May 1, 2026.

The new rules will affect more than 11 million people.

What’s changed under the Renters’ Rights Act 2025?

The Act marks the most significant overhaul of the private rental sector in England for decades. While many of the detailed regulations and rollout timetables are still to be finalised, the key reforms and changes are very clear, and are this:

• The abolition of ‘no-fault’ evictions under what was known as a Section 21 notice will be in place. Landlords will now need to rely on specified grounds for possession under Section 8 (or equivalent) rather than simply giving notice without cause.
• Fixed-term assured shorthold tenancies will be replaced (or defaulted) into periodic tenancies - giving tenants greater flexibility and security.
• Limits on rent increases: In many cases, landlords will only be able to increase rent once per year - and must provide justification consistent with market rates (and tenants will have rights to challenge excessive increases).
• Tenants will have improved rights to end tenancies: for example, the right to give a set notice (e.g., two months) if they wish to leave.
• Introduction of a stronger enforcement and regulatory framework: this includes a Private Rented Sector Ombudsman, improved standards (for example the Decent Homes Standard applying more broadly to private rentals) and a new property database/portal for transparency.
• Protection against discrimination and unfair upfront costs: for example, landlords cannot unreasonably refuse tenants because they receive benefits or have children, and practices such as rent bidding or demanding many months of advance rent are being stopped.

What does the reform mean for tenants?

The changes bring several positive shifts for tenants:

1. Greater security in their home: With no-fault evictions gone, a landlord can’t simply issue a notice to quit without valid grounds. This means you’re less likely to be forced out on short notice for no reason.
2. More flexibility: Converting to periodic tenancies gives tenants more freedom to leave when needed (with the prescribed notice) and avoids pitfalls of fixed-term renewals being used to exert pressure.
3. Stronger protections around rent and housing quality: You will have more confidence that rent increases must be justifiable, and you will have grounds to dispute if your landlord fails to meet improved property standards.
4. Ability to challenge unfair practices: Whether it’s excessive upfront charges, discrimination, or poor property conditions, new mechanisms mean you are better equipped to enforce your rights.

What do the reforms mean for landlords?

There are important implications for landlords, and it very important for them to read them and be prepared for the changes:

A huge reform (and change) is that possession will become more regulated: Since Section 21 ‘no-fault’ evictions have ended, landlords need to ensure they are familiar with the remaining valid grounds for possession (such as tenant rent arrears, breach of tenancy, property sale or landlord moving back in) and follow the correct legal process.

Tenancy management will probably require adjustment: With periodic tenancies becoming the default, landlords must review how leases are structured, how rent reviews are handled and how property turnover is managed.

Compliance and standards expectations will increase: Properties will face more scrutiny around their condition, and failure to meet standards could lead to enforcement, penalties or reputational damage.

Rent increase process must be justified: If a landlord plan to raise rent, they must ensure it aligns with market rates, adhere to any limit in frequency (e.g., once a year) and be prepared for tenant challenge.

Advance rental costs and tenant vetting practices will now be tighter: Practices such as high months’ rent upfront or refusing tenants because they are on benefits will face stricter regulation.

Practical steps both tenants and landlords should take

Here are some practical tips that can help both parties to stay ahead of the changes:

For landlords: They are urged to review their tenancy agreements now, ensure they comply with the future regime of periodic tenancies, check their possession/eviction grounds are valid and properly documented, and audit the condition of their properties with a view to meeting the higher standards.

For tenants: Tenants should check their current tenancy type and notice terms, keep records of communications and property condition, familiarise themselves with their rights (especially around rent increases, property condition and eviction), and seek advice if they believe their landlord is not compliant.

For both parties: Consider getting legal advice - the new regime means many of the old assumptions may no longer hold, and a specialist lawyer (such as those at Coles Miller) can help navigate the rights, obligations and transitional issues.

How Coles Miller Solicitors can support YOU

Our Property & Landlord/Tenant teams have closely monitored the implementation of the Renters’ Rights Act 2025 and are ready to advise both landlords and tenants on what it means for your situation.

If you are a landlord and want to ensure your tenancy agreements, property portfolio and eviction processes are compliant with the new law, we can carry out a full review, provide tailored drafting of leases/periodic tenancies and offer strategic advice on possession and rent review processes.

If you are a tenant who believes your rights are not being upheld - whether that is around unfair eviction, excessive rent increases or poor property standards - our team can advise on possible remedies, assist in negotiating with your landlord and, where necessary, take legal action or become you representation.

Please contact us for a free initial consultation - we’d be pleased to discuss how the changes affect you and help you prepare for the new regime.

Get Expert Legal Advice 

If you are a Landlord or Landlord Agent, and seek professional advice on your properties, or a tenant seeking help with your rental contract, please contact Tracey Ford at Coles Miller Solicitors LLP. 

*Up to date sources: BBC and Gov.law