Why it matters
What Renters Rights Act 2025 means for a landlord
The Renters’ Rights Act 2025 is the biggest change to private renting in England since the Housing Act 1988. The reforms that took effect on 1 May 2026, from the end of Section 21 to periodic tenancies, pet requests and the ban on rent bidding, change how landlords advertise, choose tenants, raise rent and regain possession. The database, ombudsman and Decent Homes Standard follow later, so the job now is to update templates and processes once, and diary the dates still to come.
Worked example
How it plays out
Before May 2026, Kate let flats in Leicester on 12-month tenancies, served Section 21 when she wanted a property back and reviewed rent at renewal. Now her tenancies are assured periodic, she needs a Section 8 ground to regain possession, rent increases go through Form 4A, adverts state a single rent, she must consider pet requests, and she cannot turn applicants away because they have children or claim benefits. She rewrites her templates and processes once, rather than tenancy by tenancy.
Common mistakes
Where landlords go wrong
- 01Treating the Act as a future change, when the main reforms have applied since 1 May 2026.
- 02Updating the tenancy agreement but not adverts, which must state one asking rent.
- 03Assuming the PRS Database and Landlord Ombudsman are open now.
- 04Refusing applicants with children or on benefits as a blanket rule, which the Act makes unlawful.
What to do
A short checklist
- Replace fixed-term templates with assured periodic tenancy documents.
- Write a simple process for pet requests and rent increases.
- Check adverts state one rent and no blanket restrictions.
- Diary your region’s PRS Database registration deadline.
Sources
Checked against these sources on 16 September 2026. A guide to the rules in England, not legal advice: for a dispute or a possession claim, speak to a solicitor.
