The Renters’ Rights Act 2025 is the biggest change to renting in England in over thirty years. It strengthens your rights as a tenant, makes tenancies more flexible, and puts new responsibilities on landlords and letting agents to keep homes safe and properly maintained.
We’ve put this guide together so you know exactly where you stand, what’s changing, and when.
Tap any section below to expand it. The first one is open to show you what’s inside.
No More “No-Fault” Evictions
From 1 May 2026, your landlord can no longer ask you to leave using a Section 21 notice - the so-called “no-fault” eviction. A landlord who wants you to leave will need a specific legal reason under Section 8, such as:
- They genuinely intend to sell the property.
- They or a close family member want to move in.
- You are in significant rent arrears.
- There is proven serious anti-social behaviour.
- You have materially breached the tenancy agreement.
Your landlord must use the correct form and give you the correct notice period - anywhere from two weeks to four monthsdepending on the ground. If they don’t, you can challenge it in court.
More Flexible Tenancies
Fixed-term assured shorthold tenancies (ASTs) are being abolished. Your tenancy will become a rolling periodic tenancy, which means:
- You are no longer locked into a 6- or 12-month agreement.
- You can leave at any time by giving two months’ written notice.
- Your rights and protections under the tenancy remain the same.
This gives you far more flexibility if your circumstances change - a new job, family change, or you simply find somewhere better.
Protections on Rent Increases
Your landlord can only increase your rent once per year, and must give you at least two months’ written notice using the correct Section 13 form. The new rent must reflect market rent for the property.
If you believe the increase is above the market rate, you can challenge it at the First-tier Tribunal - an independent body that decides what fair rent should be. The tribunal cannot raise the rent above what the landlord proposed, so there is no downside to challenging an unfair increase.
No More Rental Bidding Wars
Landlords and agents must now advertise a clear asking rent for every property. They cannot invite, encourage, or accept offers above that figure. If you see an agent or landlord pressuring applicants to bid up, they are breaking the law.
Discrimination is Illegal
From 1 May 2026, blanket bans such as “No DSS” or “No Children” are illegal. Landlords and agents can still carry out reasonable affordability checks on you as an individual, but they cannot reject you simply because you receive benefits or have a family.
Stronger Right to Request a Pet
You will have a strengthened right to request to keep a pet in the property. Your landlord must consider any reasonable request and cannot unreasonably refuse.
If your landlord agrees, they can require you to take out pet insurance to cover any potential damage. This is a fair condition and is now expressly allowed by the Act.
Safer, Better-Maintained Homes
The Decent Homes Standard - which has applied to social housing for years - is being extended to the private rented sector. Your home must meet minimum standards on:
- Structural condition
- Heating and hot water
- Freedom from damp and mould
- Working kitchens and bathrooms
- General state of repair
Awaab’s Law- named in memory of two-year-old Awaab Ishak, who died in 2020 from prolonged exposure to mould in his home - requires landlords to investigate and fix hazards like damp and mould within set timescales. If they don’t, you can seek a court order and compensation.
Tip:If you have reported a problem and your landlord hasn’t responded, keep a written record - emails, texts, and dates of calls. This evidence is invaluable if you need to take things further.
A New Ombudsman to Resolve Disputes
A new PRS Landlord Ombudsman service is being rolled out. All private landlords will need to be members, giving you an independent route to resolve disputes without going to court. The Ombudsman can investigate complaints, make binding decisions, and order compensation where appropriate.
PRS Landlord Database
A new national databaseof private landlords will launch in late 2026. You’ll be able to check that your landlord is registered and compliant before signing a tenancy, giving you peace of mind about who you’re renting from.
You Have a Right to the Information Sheet
By 31 May 2026, your landlord must provide you with the official Renters’ Rights Act Information Sheet - either digitally or on paper. This sheet explains your rights in plain English. If your landlord fails to provide it, they can face civil penalties of up to £7,000.
What to Do If You Think Something Isn’t Right
- Raise it with your landlord or agent first - in writing, so you have a record.
- If there’s no response, escalate to the Ombudsman(from late 2026).
- For disrepair, damp, or safety issues, contact your local council’s environmental health team.
- For free, confidential advice, contact Citizens Advice or Shelter.
- For advice on your specific situation, a housing solicitor can assess the best route.
How Nestly Properties Can Help
If you’re renting through us, you’ll always have a clear point of contact and a straightforward way to raise any concerns. Our lettings team can:
- Explain your tenancy and the new rights in plain English.
- Liaise with your landlord on repair requests and follow up on timescales.
- Help with pet requests and the paperwork that goes with them.
- Make sure your deposit is protected in a government-approved scheme.
- Keep you updated when new rules come into force.
Looking for a New Rental?
Browse our current listings or register with us so we can contact you the moment something suitable becomes available.
This page is intended as a general guide only and does not constitute legal advice. The Renters’ Rights Act is being implemented in phases and specific details may change. For advice on your individual circumstances we recommend contacting Citizens Advice, Shelter, or a qualified housing solicitor. Last updated: April 2026.
