The private rental sector in England has undergone its most significant transformation in decades. The Renters' Rights Act 2025 - which received Royal Assent on 27 October 2025 and came into full force on 1 May 2026 - rewrites the rules for millions of renters and landlords alike. Whether you're a tenant seeking greater security or a landlord managing a portfolio, understanding these changes is essential.

A Landmark Shift in Rental Law

For years, campaigners argued that the private rented sector was heavily weighted in favour of landlords, leaving tenants vulnerable to sudden evictions, unchecked rent hikes, and limited rights. The Renters' Rights Act addresses these concerns head-on, introducing some of the most tenant-friendly legislation the UK has seen.

At the same time, the Act also gives landlords clearer, more robust grounds to regain possession when they have a genuine reason - so it isn't simply a one-sided piece of legislation.

What Changes for Tenants?

The End of 'No-Fault' Evictions

Perhaps the most talked-about change: Section 21 notices have been abolished. From 1 May 2026, landlords can no longer evict tenants without providing a valid reason. The infamous 'no-fault eviction', which allowed landlords to reclaim their property simply by giving notice, is now a thing of the past.

This is a seismic change for renters. Millions of tenants who previously lived with the anxiety of an unexpected Section 21 notice can now feel considerably more secure in their homes.

Periodic Tenancies - No More Fixed Terms

The Assured Shorthold Tenancy (AST) system has been replaced. All tenancies in the private rented sector are now periodic assured tenancies - rolling agreements with no fixed end date. If you were already in a fixed-term AST, it automatically converted to a periodic tenancy on 1 May 2026.

This means tenants are no longer locked into rigid 6 or 12-month contracts. You have greater flexibility, and your tenancy continues until you choose to leave or until your landlord has a valid legal reason to end it.

A 12-Month Protection Period

New tenants benefit from a 12-month protection period from the start of their tenancy, during which landlords cannot seek possession (except in cases of serious breach, such as significant rent arrears or antisocial behaviour). This gives new renters real breathing room to settle into a home without fear of early eviction.

Rent Increases: Once a Year, With a Challenge Right

Landlords can now only raise rent once per year, and must give at least two months' written notice before doing so. Crucially, if you believe a proposed rent increase is unreasonable or above market rate, you now have a formal right to challenge it at the First-Tier Tribunal.

Landlords are also prohibited from charging more than the advertised rental price - a measure designed to crack down on bidding wars that have driven up rents in competitive areas.

The Right to Request a Pet

Good news for animal lovers. Tenants now have a legal right to request permission to keep a pet, and landlords must respond fairly and cannot refuse without a reasonable justification. This change recognises that pet ownership is important to many people's wellbeing and that a blanket 'no pets' policy is no longer acceptable.

Protection Against Discrimination

It is now illegal for landlords to refuse tenants simply because they receive housing benefit or other welfare payments, or because they have children. This tackles a well-documented problem of discrimination that had shut many vulnerable renters out of the private market.

A New Ombudsman Service

A new ombudsman service is being developed - expected to be operational by 2028. This will give tenants and landlords an independent, accessible route to resolve disputes without going to court.

What Changes for Landlords?

Section 21 is Gone - But Section 8 is Strengthened

While Section 21 has been abolished, landlords are not left without recourse. Section 8 notices - which require a valid ground for possession - remain, and several grounds have been strengthened or expanded.

Landlords can still legally reclaim their property if they need to sell, if they or a close family member need to move in, for significant rent arrears, for antisocial behaviour, or for breach of tenancy terms. The process is more transparent and court-based, but it remains a workable route to possession when genuinely needed.

The Government Information Sheet Requirement

Landlords were required to provide all existing tenants with the government's official Renters' Rights Act Information Sheet by 31 May 2026. This document explains the new tenancy rules in plain English and ensures tenants are aware of their rights.

A New Private Rented Sector Database

From late 2026, a new national private rented sector database will be rolled out gradually across England. All landlords will eventually be required to register on this database, improving transparency and accountability across the market.

Rent-Setting at the Outset

Landlords must ensure that the rent advertised is the rent charged - no accepting higher offers above the listed price. Pricing properties accurately from the start becomes more important than ever.

Pet Permission

When a tenant requests a pet, landlords must consider the request genuinely and can only refuse for good reason. Landlords may, however, require tenants to take out pet damage insurance as a condition of approval.

What This Means in Practice

For tenants, the Renters' Rights Act delivers long-awaited security. Renting in England no longer has to mean living on a short-term basis with little certainty about the future. The reforms bring the private rented sector closer to the security many tenants enjoy in other European countries.

For landlords, the landscape has changed significantly, but good landlords who maintain their properties, communicate clearly with tenants, and price fairly have little to fear. The Act rewards professionalism. The days of using Section 21 as a quick fix for difficult tenant relationships are over, but the legitimate grounds for possession remain robust.

Good landlords who maintain their properties, communicate clearly with tenants, and price fairly have little to fear from the new legislation. The Act rewards professionalism.

How KPG Estate Agents Can Help

Whether you're a tenant trying to understand your new rights or a landlord navigating the post-Section 21 landscape, KPG Estate Agents is here to guide you. We keep up with every change in legislation so you don't have to. Get in touch with our team today for expert advice tailored to your situation.