Renting rewritten: what landlords and letting agents must prepare for now
The Renters’ Rights Act 2025 represents the most significant shake-up of England’s private rental sector in decades. Royal Assent was secured in late 2025 and the Government has set out a major reform programme that will fundamentally alter how landlords and letting agents operate — preparing now is critical.
What's changing now?
The first major phase comes into force on 1 May 2026 and will change the landscape of tenancies for good. Traditional fixed-term assured shorthold tenancies will be replaced by assured periodic tenancies, meaning contracts will roll on open-ended terms unless ended by tenant or landlord under statutory notice. Critically, Section 21 ‘no-fault’ evictions are abolished, removing the ability to regain possession without cause. Instead, landlords will need to rely on updated statutory grounds through Section 8, including rent arrears, anti-social behaviour, or sale/owner occupation.
Alongside this overhaul of possession rights are changes to rent setting and reviews. Rent increases can now occur only once per year, with at least two months’ notice, and tenants will have the right to challenge excessive increases via tribunal.
How does this affect lettings agents?
The Act bans practices that have long shaped lettings markets:
• No rental bidding — letting agents must advertise a clear asking rent and cannot encourage or accept higher offers
• Advance rent restrictions — no more than one month’s rent can be required upfront
• Non-discrimination — blanket exclusions based on benefit status or having children are unlawful, from advertising to offer acceptance.
Tenants also gain new rights to request pets; landlords must respond within 28 days and can only refuse for reasonable property-specific reasons – what defines ‘reasonable’ is quite loose and will be looked at on a case-by-case basis, but might be if the property is too small for a large dog, for example, or if it’s a banned breed under the Dangerous Dogs Act, or if another tenant has pet-related allergies.
Stronger enforcement and future regulations
From late 2026 onward, enforcement and oversight will intensify with the rollout of a Private Rented Sector database and a statutory Landlord Ombudsman, designed to resolve disputes without costly court action. Local authorities will have expanded powers to issue civil penalties for breaches — ranging from tenancy formalities to discriminatory conduct. Penalties are high, such as potential rent repayment orders or fines of up to £40,000 for serious or repeat offences. Even smaller, general breaches (like failing to list a specific rent or not giving proper notice) can incur fines of £7,000.
For landlords and letting agents, the message is clear: review your processes, update documentation and embed compliance into daily operations now, rather than later. These reforms are not just legal changes — they are a structural shift in how private rentals are managed in England.
The best place to find all the information is the government’s own Guide to the Renter’s Rights Act, online.
Act now: review, update, comply.
The Renters’ Rights Act 2025 is coming — and it will change how all landlords and letting agents operate. Make sure your business is ready.
Renter’s Right Information Sheet issued by Government can now be accessed and viewed here.
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Renting rewritten: what landlords and letting agents must prepare for now
A structural shift in renting: how the Renters’ Rights Act 2025 will transform England’s private rental sector.