The Renters’ Rights Act

Renters' Rights Act 2025

The Renters’ Rights Act 2025 brings major reform in the private rented sector. It received Royal Assent in October 2025 and will mostly come into force on 1 May 2026. Its aim is to give renters more security, fairness and better living standards.

New laws will mean renters can no longer be evicted without a valid reason, giving people greater stability in their homes

It abolishes the use of “no-fault” evictions under Section 21 of the Housing Act 1988 (i.e. where a landlord can recover possession at the end of a fixed-term tenancy or during it without giving a reason).

Tenancies will become more flexible, with the freedom to leave on reasonable notice

It replaces fixed term Assured Shorthold Tenancies with Assured Periodic Tenancies (APT). Tenants will stay in place indefinitely unless they or the landlord give notice.

Rent increases are limited and easier to challenge if they are deemed unfair

Rent can only be increased once per year. Increases must follow the formal Section 13 process and renters can challenge unfair or above-market increases at a tribunal.

Bans the practice of “bidding wars” in the rental market

This will require the landlord / letting agent to publish an asking rent and probits accepting offers above this.

It strengthens tenant protections around discrimination

It will be illegal to refuse letting to those receiving benefits or with children and gives tenants’ rights such as requesting a pet (which the landlord cannot unreasonably refuse).

Introduction of a “Decent Homes Standard”

Properties will have to reach certain safety and condition thresholds and extends the principles of “Awaab’s Law”, which deals with how quickly serious hazards such as mould must be remedied, into the private rented sector.

Further Information - New Grounds for Possession

Timeline

From 1st May 2026

Renting in England becomes more secure and predictable: Assured Shorthold Tenancies convert to rolling tenancies, “no-fault” evictions are abolished, rent increases are limited and tenants gain stronger rights including protection from discrimination and the ability to request pets.

Late 2026 - phase 2

The Government will introduce the Database of PRS properties to bring together key information for landlords, tenants and councils.

Later phases

Higher housing standards will be introduced through the Decent Homes Standard and Awaab’s Law, along with national oversight bodies, making renting safer and more transparent for the long term.

Some uncertainty remains over how exactly certain elements will operate (for example: when the tenancy is deemed “periodic”, how the market-rate rent increase process is adjudicated and how quickly enforcement will occur). Legal commentary notes that some “operational” challenges may need sorting out.

Landlords and Tenants

Prior to this Act, many tenants in the private rented sector faced significant insecurity: fixed-term tenancies with an endpoint, ability for landlords to end without reason, and a “race” among tenants in some markets to offer more money or pay more to secure or retain a property. The government notes this sector is “the least secure, least affordable, poorest quality” in housing tenure.

By giving tenants greater stability, the Act hopes to reduce the risk of homelessness (as frequent evictions or moves can push people into unstable housing) and allow people to build a longer-term life in one place.

For landlords, the reforms mark a shift in how tenancies are managed and will need to adapt to the new system. The quality of rental homes should improve over time, and therefore tenants are more likely to stay for a longer term if the quality of a home is decent.

Would you like some valuation advice?

We are here to help and if you would like to contact us regarding a valuation on your property or portfolio, please do not hesitate to get in touch with a member of the team. Alternatively you can complete our enquiry form below with your details and property information and one of our partners will contact you.

Emily Norman

Senior Associate Residential Valuation

+44 (0)207 344 2621 emily.norman@allsop.co.uk West End

View Profile

Valuation Intelligence Hub

Your source of insights and resources

Renters' Rights Act 2025