The private rented sector in England is about to undergo its most significant reform in decades with the introduction of the Renters' Rights Bill 2025. You may have heard mention of the Renters’ Reform Bill floating around Parliament and in the news over the past year. Finally, after some time and delays, it has been announced that the Act formerly known as the Renters Reform Bill will take effect from 1 May 2026.
Who does the Act apply to?
The Act will apply to existing assured shorthold tenancy agreements and new tenancy agreements in England.
When will the Act come into effect?
On 1st May 2026, phase 1 is being implemented. Two more phases are to follow including more information about the Landlord Ombudsman, a new PRS Database.
What are the major changes?
New tenancy system
All existing assured shorthold tenancy agreements will be automatically converted in a new type of tenancy. Fixed-term tenancies will no longer exist, and all tenancies will become periodic. This means that they will roll indefinitely until one party decides to terminate lawfully. New tenancy agreements do not need to be signed.
New rules under the Renters' Rights Act 2025
The news rules will include:
- A limit on rent being payable in advance
- A ban on rental bidding
- Clarification on the rules of section 13 notices (rent increases)
- New rules for pets
- Stricter discrimination measures
Section 21 no-fault eviction route
This route will be abolished from1 May 2026. However, any section 21 notice served before 1 May 2026 remains valid until it expires (six months from when it is served) or until the tenant gives vacant possession. Landlords have time to prepare.
A landlord can only rely on a ground (or more than one) under Section 8 of the Housing Act 1988 to evict a tenant – there must now be a valid reason.
New Section 8 eviction grounds
For example, grounds where a superior tenancy ends, student re-letting, homeless temporary accommodation (and more). Some notice periods have also been extended.
Penalties for failure to comply
There will be fines for breaches, which can range from £7,000 to £40,000. These will be enforced by your local council.
What do I need to do now?
If you are a private landlord in England, you will be affected by these changes. You will need to provide your tenants with an information leaflet outlining the new rules within the first month of 1 May 2026. If you have a letting agent on board, we advise that you contact them as they will be in a position to advise you of these changes and help you prepare to be compliant.
We recommend that you review your tenancy agreements and consider how the conversion into a periodic tenancy may affect you.
You should consider whether you need to take the relevant steps now.
More information and clarification on the changes due to occur will be confirmed by the Government in due course.
How can our property solicitors help you?
We have a dedicated property litigation and real estate team who can offer assistance where necessary. Should you require any advice or assistance with evictions or the sale of your property, please contact us via the form below.
Key Contact
Megan Bedwell
Dispute Resolution Litigation Executive
Megan is an experienced Litigation Executive who has dealt with contract disputes, boundary disputes, nuisance, trespass, service charge debt recovery, possession proceedings, landlord/tenant disputes, injunctions, and housing disrepair.
