Renter’s Rights Act - December 2025

The government has now set out a roadmap for the implementation of the Renters Rights Act 2025.

As of 1 May 2026, both tenants and landlords will have to abide to the following:

Section 21 ‘No Fault’ Evictions

“a. abolish section 21 ‘no fault’ evictions – landlords in the PRS will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants.

This means landlords will only be able to evict tenants if they have a valid legal reason (such as rent arrears or breach of tenancy) and must follow a more evidence-based court process. In practice, it gives tenants greater security in their homes, while requiring landlords to rely on specific grounds for possession rather than ending a tenancy without explaining why.

Assured Periodic Tenancy

b. introduce Assured Periodic Tenancies in the private rented sector (PRS) – the vast majority of new tenancies and existing tenancies in the PRS will become Assured Periodic Tenancies.

This means tenants will be able to stay in their property for as long as they want, or until a landlord serves a valid section 8 notice. Tenants will be able to end their tenancy by giving two months’ notice.

Grounds for Possession

c. reform possession grounds in the PRS so they are fair for both parties – landlords will only be able to evict tenants when they have a valid reason. Possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in serious persistent rent arrears.

This change is meant to protect good tenants from being unfairly evicted, while still allowing landlords to act when there are serious problems, like ongoing rent arrears or bad behaviour. By setting out the reasons for eviction more clearly, it should be easier for both tenants and landlords to understand what can happen and why.

UK Rent Increase Limit

d. limit rent increases to once a year in the PRS – landlords will have to follow the revised section 13 procedure and provide the tenant with a notice detailing the proposed rent increase at least 2 months before it is due to take effect.

This means your landlord cannot put your rent up more than once a year, giving you more certainty about your costs. They will also have to give you at least two months’ written notice before any increase starts, so you have time to plan or challenge it if you think it’s unfair.

Rental Bidding Ban

e. ban rental bidding and rent in advance – landlords and letting agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent. Landlords and agents will also not be able to request more than 1 month’s rent in advance.

This means you can’t be pushed into a ‘bidding war’ for a rental property or asked to pay more than the rent that was originally advertised. It also stops landlords and agents from asking for more than one month’s rent upfront, making it easier for people to afford moving into a new home.

Discrimination Against Renters

f. make it illegal to discriminate against renters who have children or receive benefits – landlords and letting agents will not be able to do anything to make a tenant less likely to rent a property (or prevent them from renting it) because they have children or receive benefits. This includes withholding information about a property (including its availability), stopping someone from viewing it, or refusing to grant a tenancy.

This means landlords and letting agents won’t be allowed to turn you away just because you have kids or because you are claiming benefits. They also can’t hide adverts or block viewings, as well as refuse to give you a tenancy for those reasons.

Law Change on Pets in Rentals

g. require landlords in the PRS to consider tenant requests to rent with a pet – landlords will have an initial 28 days to consider their tenant’s request, and they will have to provide valid reasons if they refuse it.

This means if you want a pet, your landlord has to properly think about your request instead of just saying no. They must respond within 28 days and give a valid reason if they decide not to allow it.

Local Council and Rent Repayment

h. strengthen both local council enforcement and rent repayment orders - civil penalties will be expanded, and there will be a new requirement for local councils to report on enforcement activity. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled, and repeat offenders required to pay the maximum amount.

This means councils will have stronger powers and bigger fines to crack down on bad landlords and poor housing standards, and they will have to report on what action they have taken. Tenants will also have better chances of getting their rent back from landlords who seriously break the rules, especially if those landlords offend more than once.

PRS Database and PRS Landlord Ombudsman

In Phase 2, which is set to begin in “late 2026”, the PRS Database and PRS Landlord Ombudsman will be introduced. Signing up to the PRS Database will be mandatory for all PRS landlords and they will be required to pay an annual fee which will be confirmed closer to launch.

The rollout of the PRS Database will take place across “at least a 12-to-18-month implementation” stage. Landlords will then be required to be members of the new service, expected sometime in 2028. 

Phase 3 – introducing the Decent Homes Standard to the private sector – is expected to come in between 2035 and 2037.

Guidance for landlords and letting agents covering the Phase 1 reforms is expected in November 2025 so they know what they need to do to comply with the changes from 1 May 2026. However, guidance for tenants covering the Phase 1 reforms is not expected until April 2026. 

Regulations to support the full implementation of Phase 1 are supposed to be made in “Spring 2026”, so landlords, agents and tenants alike may only have a few months to understand these before implementation on 1 May 2026.

How We Can Help

We act for both landlords and tenants. Should you need advice or assistance, get in touch with our specialist Landlord and Tenant Solicitors. Contact our team by telephone on 0330 123 1229, complete our contact form, or send us an email via info@smithpartnership.co.uk.