Complete Guide
Renters' Rights Act 2025
The biggest change to tenant rights in a generation. Section 21 gone, rent increases limited, bidding wars banned, pet rights established, and a mandatory landlord register created. Here is everything you need to know.
Royal Assent: 27 October 2025 • Main provisions from 1 May 2026
Key Dates Timeline
The Act's provisions are being phased in over several years. Here are the dates that matter most for tenants.
27 October 2025
Royal Assent
Renters' Rights Act 2025 (c.26) receives Royal Assent.
1 May 2026
Section 21 abolished
No-fault evictions end. All tenancies become periodic. Reformed Section 8 grounds take effect. Bidding wars banned. Discrimination bans enforced.
Late 2026
PRS Database launches
Regional rollout of the mandatory landlord register begins.
2027-2028
PRS Database: full coverage
All private landlords in England must be registered.
2028
PRS Ombudsman launches
All landlords must join. Tenants gain free complaints service.
2030
EPC minimum C for new tenancies
New tenancies require minimum EPC rating of C (currently E).
2035
Decent Homes Standard
Private rented properties must meet the Decent Homes Standard.
Section 21 Abolished: No More No-Fault Evictions
From 1 May 2026, Section 21 of the Housing Act 1988 is repealed. This means landlords can no longer end a tenancy without giving a reason. All existing assured shorthold tenancies (ASTs) automatically convert to periodic tenancies.
Instead, landlords must use reformed Section 8 grounds to end a tenancy. These grounds are divided into mandatory grounds (where the court must grant possession if proved) and discretionary grounds (where the court decides whether possession is reasonable).
Reformed Section 8 Grounds
| Ground | Type | Reason | Notice Period |
|---|---|---|---|
| Ground 1 | Mandatory | Landlord or family member wishes to live in the property | 4 months |
| Ground 1A | Mandatory | Landlord wishes to sell the property | 4 months |
| Ground 2 | Mandatory | Mortgage lender requires possession | 2 months |
| Ground 6 | Mandatory | Substantial works needed (redevelopment) | 4 months |
| Ground 6A | Mandatory | Superior lease ending | 2 months |
| Ground 8 | Mandatory | Serious rent arrears (3+ months) | 4 weeks |
| Ground 8A | Mandatory | Repeated rent arrears (3 times in 3 years) | 4 weeks |
| Ground 10 | Discretionary | Some rent arrears at notice and hearing date | 2 weeks |
| Ground 11 | Discretionary | Persistent delay in paying rent | 2 weeks |
| Ground 12 | Discretionary | Breach of tenancy terms (other than rent) | 2 weeks |
| Ground 14 | Discretionary | Anti-social behaviour or criminal activity | Immediate |
| Ground 14A | Mandatory | Domestic abuse (perpetrator) | 2 weeks |
Note: Landlords cannot use Ground 1 (moving in) or Ground 1A (selling) during the first 12 months of a tenancy.
Rent Increase Limits
The Act introduces strict controls on how and when landlords can increase rent:
- Maximum once per year. Landlords can only propose one rent increase in any 12-month period.
- Section 13 only. All rent increases must be proposed via a formal Section 13 notice. Rent review clauses in tenancy agreements are void.
- Two months' notice. The landlord must give at least two months' notice of the proposed increase.
- Tribunal challenge. Tenants can challenge any proposed increase at the First-tier Tribunal, which will determine the open market rent for the property. The tribunal cannot set a rent higher than the landlord proposed.
Key point: The Act does not impose a rent cap. The tribunal assesses the open market rent. However, the once-per-year limit and the ability to challenge prevent excessive or frequent increases.
Bidding Wars Banned
From 1 May 2026, landlords and letting agents commit an offence if they:
- Invite or encourage a tenant to offer rent above the advertised amount
- Accept rent above the advertised amount from a prospective tenant
- Create an auction or competitive process for the tenancy
The penalty is a civil fine of up to £7,000. This tackles the practice of landlords pitting prospective tenants against each other to drive up rents, which was widespread in high-demand areas.
Right to Request a Pet
The Act creates a formal right for tenants to request permission to keep a pet. The process works as follows:
- The tenant submits a written request to the landlord
- The landlord must respond within 28 days
- The landlord cannot unreasonably refuse
- The landlord can require the tenant to have pet insurance to cover potential damage
- If consent is refused without a reasonable ground, the tenant can challenge through the Ombudsman (from 2028) or the courts
Reasonable grounds for refusal might include a property with no outdoor space for a large dog, or a lease that prohibits pets in the building. A blanket "no pets" policy will not be considered reasonable.
Discrimination Ban: No DSS, No Children Policies Illegal
From 1 May 2026, it is a criminal offence for landlords or letting agents to:
- Advertise with blanket bans on benefits claimants ("No DSS", "No Housing Benefit", "Working professionals only")
- Refuse to let to someone solely because they receive benefits
- Advertise with blanket bans on families with children
- Refuse to let to someone solely because they have children
The penalty is a civil fine of up to £7,000. This builds on existing case law (including the landmark Equality Act 2010 rulings) by placing the prohibition directly into statute.
Rent in Advance Capped at One Month
From 1 May 2026, landlords cannot request or accept more than one month's rent in advance. This applies regardless of the tenant's circumstances.
Previously, some landlords demanded 3, 6, or even 12 months upfront, particularly from tenants with guarantor issues, non-UK credit histories, or irregular income. This effectively priced out many renters, especially international students and self-employed workers.
The penalty for demanding excessive rent in advance is a civil fine of up to £7,000.
PRS Database: Mandatory Landlord Register
The Act creates a mandatory, publicly accessible register of all private landlords in England. The PRS Database replaces the Database of Rogue Landlords and requires every landlord to register themselves and each of their rental properties.
Tenants will be able to search the database by postcode or landlord name to verify registration status, compliance history, and enforcement actions before signing a tenancy agreement.
The database begins a regional rollout in late 2026, with full national coverage expected by 2027-2028.
New PRS Ombudsman
The Act creates a mandatory Private Rented Sector Ombudsman, expected to launch in 2028. All private landlords will be required to join.
Key features of the Ombudsman service:
- Free for tenants. No cost to make a complaint.
- Binding decisions. The Ombudsman can order remedies including apologies, repairs, and compensation.
- Independent. Not controlled by the government or landlord groups.
- Faster than courts. Designed to resolve disputes without the cost and delay of tribunal proceedings.
Landlords who fail to join the Ombudsman face civil penalties and cannot serve valid possession notices.
Decent Homes Standard Extended to Private Rentals
The Decent Homes Standard has applied to social housing since 2000 but has never applied to the private rented sector. The Renters' Rights Act 2025 changes that.
From 2035, all private rented properties in England must meet four criteria:
Free from serious hazards
No Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
In reasonable repair
The structure and exterior, and key building services, must be in reasonable condition
Reasonably modern facilities
Kitchen, bathroom, and common areas must have reasonably modern fittings
Adequate thermal comfort
Effective insulation and efficient heating throughout the property
Awaab's Law Extended to Private Rentals
Awaab's Law was introduced following the death of two-year-old Awaab Ishak in December 2020, caused by prolonged exposure to mould in a social housing flat in Rochdale. The original law set strict timescales for social landlords to deal with damp and mould.
The Renters' Rights Act 2025 extends these requirements to the private rented sector. Private landlords will be required to:
- Investigate reported hazards (damp, mould, and other risks) within 14 days
- Begin repairs within a further 7 days
- Complete emergency repairs (where there is a risk to life) within 24 hours
Rent Repayment Orders Doubled to 24 Months
Rent repayment orders (RROs) allow tenants to reclaim rent paid to a landlord who has committed certain offences. The Renters' Rights Act 2025 doubles the maximum period from 12 months to 24 months.
Qualifying offences include:
- Failure to register on the PRS Database
- Failure to obtain an HMO licence where required
- Illegal eviction or harassment
- Failure to comply with an improvement notice
- Failure to comply with a prohibition order
- Using violence to secure entry (Criminal Law Act 1977)
To apply for an RRO, you apply to the First-tier Tribunal (Property Chamber). You do not need a solicitor, and the application fee is modest.
Civil Penalties Summary
A complete summary of the key fines and penalties under the Renters' Rights Act 2025 and related housing legislation:
| Offence | Maximum Penalty |
|---|---|
| Failure to register on PRS Database | £7,000 (first), £40,000 (repeat) |
| Illegal eviction or harassment | Unlimited fine, up to 2 years prison |
| Bidding wars (above advertised rent) | Up to £7,000 |
| Discrimination (DSS/children bans) | Up to £7,000 |
| Excessive rent in advance (over 1 month) | Up to £7,000 |
| Failure to join Ombudsman (from 2028) | Civil penalty, cannot evict |
| No gas safety certificate | Unlimited fine, 6 months prison |
| No EICR | Up to £30,000 |
| No EPC provided | Up to £5,000 |
| Deposit not protected | 1-3x deposit amount |
| No smoke/CO alarms | Up to £5,000 |
| Providing false information to PRS Database | Up to £40,000 |
What You Can Do Now
Use these free tools to check your rental property and understand your rights:
Property Check
Full rental safety report with 15 data sources
Landlord Check
10-point compliance checker
Landlord Register
Check if your landlord is registered
PRS Database
Everything about the landlord register
Is My Landlord Legal?
Complete compliance checklist
Damp Check
4-step mould risk assessment
Report an Issue
Generate escalation letters
Your Rights
Plain-English tenant guides
Fair Rent Check
Compare your rent to area averages
Get Notified When Landlord Checks Go Live
The PRS Database launches late 2026. Be the first to check if your landlord is registered and compliant.
No spam. We will only email you when the PRS Database launches.
Frequently Asked Questions
When does the Renters' Rights Act 2025 come into effect?
The Act received Royal Assent on 27 October 2025. The main provisions, including the abolition of Section 21 and the bans on bidding wars and discrimination, take effect on 1 May 2026. The PRS Database begins regional rollout in late 2026. The Ombudsman launches in 2028.
Does the Renters' Rights Act apply to me if I'm already in a tenancy?
Yes. From 1 May 2026, all existing assured shorthold tenancies in England automatically convert to periodic tenancies. Your landlord can no longer end your tenancy with a Section 21 notice, even if your fixed term has expired.
Can my landlord still evict me after Section 21 is abolished?
Yes, but only using the reformed Section 8 grounds. These require a specific, proven reason such as serious rent arrears, anti-social behaviour, the landlord wanting to sell or move in, or the need for substantial works. The notice periods and grounds are set out in the Act.
What if my landlord asks for more than one month's rent in advance?
From 1 May 2026, landlords cannot request or accept more than one month's rent in advance. If they do, they commit an offence carrying a fine of up to £7,000. This applies regardless of the tenant's circumstances or immigration status.
Can my landlord refuse to let me have a pet?
From 1 May 2026, tenants have the right to request a pet. Landlords must respond within 28 days and cannot unreasonably refuse. If they do refuse, the tenant can challenge the decision. Landlords can require the tenant to have pet insurance to cover any potential damage.
What is the PRS Ombudsman and when does it start?
The PRS Ombudsman is a new, independent complaints resolution service for private renters. All landlords will be required to join when it launches, expected in 2028. Tenants will be able to make complaints about their landlord for free, and the Ombudsman can order remedies including compensation.
Does the Act apply in Scotland, Wales, and Northern Ireland?
No. The Renters' Rights Act 2025 applies to England only. Scotland has its own legislation (Private Housing Tenancies Act 2016). Wales is developing its own Renting Homes reforms. Northern Ireland has separate tenancy legislation.
Can my landlord increase my rent by any amount they want?
No. From 1 May 2026, rent increases are limited to once per year and must be proposed via a Section 13 notice. The tenant can challenge any increase at the First-tier Tribunal, which will determine the market rent for the property. Landlords cannot include rent review clauses in tenancy agreements.
What is Awaab's Law and does it apply to private rentals?
Awaab's Law was originally introduced for social housing following the death of two-year-old Awaab Ishak from mould exposure. The Renters' Rights Act 2025 extends these requirements to the private rented sector. Landlords will be required to investigate reported hazards within 14 days, begin remedial works within a further 7 days, and complete emergency repairs within 24 hours.
Where can I get free legal help as a tenant?
Shelter (0808 800 4444) provides free housing advice. Citizens Advice offers free, confidential guidance on tenant rights. Your local council's environmental health team can investigate housing conditions. The Leasehold Advisory Service (LEASE) helps with leasehold and commonhold queries. For tribunal claims, you may be eligible for legal aid depending on your income.
Important Disclaimer
This guide covers the Renters' Rights Act 2025 (c.26) which received Royal Assent on 27 October 2025. It applies to England only. Some provisions have fixed commencement dates (e.g. 1 May 2026 for Section 21 abolition), while others depend on secondary legislation and may change. This page is for informational purposes and is not legal advice. If you need help with a specific situation, contact Shelter (0808 800 4444), Citizens Advice, or a qualified housing solicitor.