What "renters rights act 2025" actually means in 2026
The Renters' Rights Act 2025 introduced significant changes to tenant protections, including stronger security of tenure and clearer guidelines for eviction. This new legislation aims to provide renters with greater stability and fairness in their tenancy agreements.
In practical terms, the act means that tenants are now better equipped to challenge unfair evictions and have a stronger defence against retaliatory actions by landlords. The act also mandates that landlords must provide more notice before an eviction can take place, giving tenants time to seek legal advice or make alternative housing arrangements.
What the law says
The Renters' Rights Act 2025 builds on existing tenant protections found in various UK statutes such as the Housing Act 1988 (Sections 21 and 8), and the Landlord and Tenant Act 1985 (Section 11). The retaliatory-eviction protections in the Deregulation Act 2015 attached to Section 21 notices, so they no longer apply now that Section 21 has gone. The act specifically addresses issues around security of tenure, eviction procedures, and fair tenancy agreements.
The Housing Act 1988 establishes the framework for how landlords can end a periodic tenancy, with Section 21 allowing landlords to serve a notice if they want to regain possession without any fault on the part of the tenant. Section 21 was abolished on 1 May 2026. A landlord who wants possession now has to rely on one of the grounds in Section 8 of the Housing Act 1988, prove that ground in court, and give the notice period the law sets for it.
The Tenant Fees Act 2019 restricts fees that can be charged to tenants, and the Renters' Rights Act 2025 reinforces these protections while adding new clauses. For example, it requires landlords to ensure that properties meet minimum standards for habitability as outlined in the Housing Health and Safety Rating System (HHSRS) under Part 1 of the Housing Act 2004. Section 214 of that Act is a separate provision dealing with unprotected tenancy deposits.
Your rights step by step
- Understand your tenancy agreement: Read through your contract carefully to understand what you're entitled to and how long your tenancy lasts.
- Check if your landlord is following HHSRS guidelines: Ensure that your home meets the minimum standards for safety and habitability as set out in the Housing Health and Safety Rating System.
- Know your rights regarding eviction: Since 1 May 2026 a landlord must name a legal ground for possession and give the notice period attached to it. Most grounds require between two weeks and four months' notice.
- Seek legal advice if you receive an eviction notice: If your landlord serves a notice to end your tenancy, consult with a solicitor or contact Shelter for guidance on your options.
- Report any maintenance issues promptly: Under the Landlord and Tenant Act 1985 (Section 11), landlords are required to repair and maintain their properties in good condition. Promptly notifying them of necessary repairs can help prevent disputes.
- Document everything: Keep records of all communications with your landlord, especially those related to maintenance issues or eviction notices.
- Use mediation services if possible: If you're having a dispute with your landlord, consider using mediation services before taking further legal action.
Common mistakes to avoid
- Ignoring minor repairs: Small issues can escalate into major disputes if not addressed early on.
- Not seeking professional advice: Legal matters involving tenancy agreements and evictions are complex; it's wise to consult a solicitor or Shelter for clarity.
- Misunderstanding your rights: The Renters' Rights Act 2025 has specific clauses that can be easily overlooked, so make sure you fully understand the protections afforded to you as a tenant.
When to escalate
If you find yourself in a dispute with your landlord over maintenance issues or eviction notices, there are several escalation routes available:
- Housing Ombudsman: For complaints against social landlords, including councils and housing associations, that aren't resolved through their own complaints process. Private tenants cannot use this route.
- Council Enforcement: If your landlord is failing to meet their legal obligations regarding repairs and safety standards, contact your local council's environmental health department.
- Court: As a last resort, you may need to take legal action if the dispute can't be settled amicably. Seek advice from a solicitor on whether this step is necessary.
- Shelter or Citizens Advice: For guidance and support in understanding tenant rights and dealing with disputes with landlords, these organisations provide valuable assistance.
Quick FAQs
What does Section 21 of the Housing Act 1988 mean for tenants? Section 21 used to let a landlord end an assured shorthold tenancy without proving fault. It was abolished on 1 May 2026 and can no longer be used. Any Section 21 notice given before that date also stopped being usable in court after 31 July 2026.
What are my rights if I'm facing eviction? Check which ground for eviction the notice names, because the ground sets both the notice period and what the landlord has to prove. Some grounds are mandatory, meaning the court must order possession if the ground is proved. Others are discretionary, so the court also has to decide that eviction is reasonable.
How do I report poor living conditions in my rented property? Under the HHSRS guidelines set out in Part 1 of the Housing Act 2004, landlords are required to ensure their properties meet minimum standards for safety and habitability. Report any issues promptly to your landlord and, if necessary, to the local council's environmental health department.
What should I do if my landlord is charging me fees that seem unreasonable? The Tenant Fees Act 2019 restricts certain fees that can be charged to tenants, including those for references or early contract termination. If you believe your landlord is overcharging, contact Shelter or Citizens Advice for guidance on how to proceed.
Can I break my tenancy agreement if conditions become unbearable? Since 1 May 2026 assured tenancies are periodic, and a tenant can end one by giving two months' notice in writing at any point. Leaving without giving proper notice can still leave you liable for rent. Seek advice from Shelter or Citizens Advice about your specific situation before taking such action.
Frequently asked questions
When does the Renters' Rights Act 2025 come into force?
The Act received Royal Assent on 27 October 2025 and its main provisions came into force on 1 May 2026. On that date Section 21 was abolished and all existing assured and assured shorthold tenancies converted to the new assured periodic regime. Some parts of the Act are still to come, including the Private Rented Sector Database and the landlord ombudsman.
Does the Renters' Rights Act 2025 apply in Scotland and Wales?
No. The Act applies to England only. Scotland has the Private Residential Tenancy regime under the Private Housing (Tenancies) (Scotland) Act 2016, and Wales operates under the Renting Homes (Wales) Act 2016. Northern Ireland has its own separate regime.
Is Section 21 really abolished completely?
Yes. Section 21 no-fault eviction was abolished on 1 May 2026 and every assured tenancy in England is now under the new regime. A landlord who wants possession has to rely on one of the fault-based or landlord-circumstance grounds in Section 8 of the Housing Act 1988, which were modified and expanded to handle the new situation. Any Section 21 notice given before 1 May 2026 also stopped being usable in court after 31 July 2026.
Can my landlord still evict me if I don't pay the rent?
Yes. Ground 8 covers serious rent arrears. It needs at least three months' rent unpaid where rent is paid monthly, or at least 13 weeks' rent where rent is paid weekly or fortnightly, and the arrears must still be owed both when the notice is given and at the court hearing. Arrears caused by outstanding Universal Credit payments do not count. The landlord must give four weeks' notice. Tenants struggling with rent should seek advice from Shelter or Citizens Advice before the situation reaches court.
What happens to my existing fixed-term tenancy?
It has already converted. On 1 May 2026 all existing assured and assured shorthold tenancies in England became assured periodic tenancies automatically, whatever their fixed term said. You can give two months' notice in writing to leave at any point, and your landlord has to use the new rules for any possession claim.
Can a landlord still raise my rent?
Yes, but only once every 12 months, never in the first 12 months of a new tenancy, and only by serving a Section 13 notice on Form 4A giving at least two months' notice. If you think the proposed rent is above market rent you can apply to the First-tier Tribunal (Property Chamber) before the date the new rent is due to start. The tribunal cannot set the rent higher than the landlord proposed, and the new rent applies from the date of the tribunal's decision rather than being backdated.
What is the PRS Ombudsman and how do I complain?
The Act provides for a new Private Rented Sector landlord ombudsman that private landlords in England will have to join. It is not running yet. Government has said the scheme will follow the Private Rented Sector Database, with mandatory landlord membership expected in 2028. Until it launches, private tenants complaining about a landlord should use the landlord's own complaints process, their local council's environmental health team, or free advice from Shelter or Citizens Advice.
How does Awaab's Law work for private tenants?
It does not apply to private tenants yet. Awaab's Law currently binds social landlords only. The Renters' Rights Act 2025 contains the power to extend it to the private rented sector, but that needs separate regulations which have not been made, and no date has been confirmed. Private tenants with damp, mould or another serious hazard should report it to the landlord in writing and can ask their council's environmental health team to inspect.
Can my landlord still refuse me because I have children?
No. The Act bans discrimination against tenants with children and against tenants in receipt of housing benefit. Advertisements saying "no DSS" or "no children" are prohibited. Landlords can still decline individual tenants based on legitimate affordability and suitability checks, but cannot operate blanket policies.
Can my landlord refuse a pet?
The Act creates a right to request permission to keep a pet. The landlord cannot unreasonably refuse. What counts as reasonable refusal depends on the property, the pet, and the head lease for leasehold flats. Landlords can require the tenant to take out pet damage insurance as a condition of consent.
Do deposit protection rules change under the Act?
No. Deposits remain capped at five weeks' rent, or six weeks where the annual rent is £50,000 or more, and must still be protected in an approved scheme within 30 days of receipt under the Housing Act 2004. An unprotected deposit still gives the tenant a right to compensation of between one and three times the deposit amount.
Should I get a solicitor for a claim under the new Act?
For tenants, free advice from Shelter and Citizens Advice is a good starting point, and many housing problems can be resolved without a solicitor. For landlords serving possession notices under the new regime, solicitor input is worth having for the first few claims because the new rules contain several technical traps that can result in claims being struck out at court.
