5th May 2026
The Renters’ Rights Act 2025 came into force on 1 May 2026. Its practical impact is significant for landlords and tenants across England, as the legislation has fundamentally reshaped the private rented sector.
Government guidance confirms that there is no requirement to replace or re‑issue tenancy agreements for tenancies granted before 1 May 2026. Most existing assured shorthold tenancies (ASTs) have automatically transitioned into the new system.
However, landlords must provide tenants with a copy of the Government‑published information sheet on or before 31 May 2026.
You can view the information sheet here: Renters’ Rights Act 2025 – Tenant Information Sheet
Jordan Knox, Solicitor in Dispute Resolution at Myers & Co, explains what has changed, why it matters, and the practical steps that help landlords and tenants stay compliant.
Although the Act received Royal Assent on 27 October 2025, the core tenancy reforms took effect on 1 May 2026.
This commencement date matters because it marks the point at which:
So‑called “no‑fault” evictions under Section 21 have now been abolished.
In practice, this means landlords can no longer regain possession simply by serving notice without providing a legally recognised reason. All possession claims must now satisfy a statutory ground.
What has replaced Section 21, and how do grounds‑based evictions work now?
With Section 21 removed, landlords must rely on the revised and expanded Section 8 possession grounds.
The Law Society notes that the Act more than doubles the number of grounds, and that the system still distinguishes between mandatory grounds (where the court must order possession if proved) and discretionary grounds (where the court decides what is reasonable).
Common examples discussed publicly include situations such as:
The key change is evidential. Successful possession claims will depend heavily on serving the correct notice and being able to prove the relevant ground with appropriate supporting evidence.
Rent increases are now more tightly controlled, with landlords limited to one increase per year, and tenants given an enhanced ability to challenge increases they consider unfair.
The tenant information sheet also makes an important practical point: rent review clauses in existing tenancy agreements can no longer be relied upon for future rent increases.
What does this mean in practice?
Tenants now able to request permission to keep a pet. Landlords must consider the request and provide a reason if consent is refused.
This does not mean that all pets must be accepted in every case. However, blanket “no pets” policies are increasingly difficult to justify, particularly where there is no property‑specific reason for refusal.
The Act aims to reduce financial pressure on tenants by tackling two common issues:
1) Rent in advance
Government guidance confirms that landlords cannot ask for, encourage, or accept rent before a tenancy is entered into. Once a tenancy is agreed, landlords may require no more than one month’s rent in advance.
2) Rental bidding
Rental bidding wars are now prohibited. Landlords and agents are expected to let properties at no more than the advertised rent, rather than inviting competing offers from prospective tenants.
What further landlord compliance and enforcement are planned?
The Government has described the May 2026 tenancy reforms as phase one, with further measures to follow.
It is currently planned that from late 2026 for a gradual rollout of the following changes:
The Renters’ Rights Act 2025 represents one of the most significant changes to residential tenancy law in a generation. Clear and early advice can help landlords and tenants avoid costly mistakes and disputes during this transition period.
If you would like tailored advice on how the Act affects your tenancy, or require assistance with recovering possession of a property, Call us now or make a quick enquiry online for expert guidance you can trust.
