The Renters’ Rights Act 2025 represents one of the most significant changes to the private rented sector in England for decades. Introduced to strengthen protections for tenants and create a fairer, more transparent rental market, the legislation brings wide-ranging reforms that will affect both renters and landlords alike.
In this article, we answer some of the most frequently asked questions about the Renters’ Rights Act and explain what the changes could mean for you.
What Is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 is a major piece of legislation designed to reform how private tenancies are managed in England. Introduced as part of the government’s wider housing reform agenda, the Act aims to improve standards within the rental sector while providing tenants with greater security and clearer rights throughout a tenancy.
The legislation also introduces a more regulated framework for landlords and letting agents, with increased emphasis on transparency, compliance, and fair tenancy practices. Many of the reforms are intended to create greater consistency across the private rented sector and modernise rules that have remained largely unchanged for many years.
Also read: What You Need to Know About the Renters’ Rights Act 2025
When Does the Renters’ Rights Act Come Into Force?
The Renters’ Rights Act began its phased implementation on 1 May 2026, with key changes to the private rented sector in England now starting to take effect. This marks the first stage of a wider rollout of reforms designed to reshape tenancy rules and standards across the sector.
From late 2026 onwards, the second phase of the Act will begin.
While the legislation is being introduced in stages, many of the most significant tenancy reforms are linked to this initial implementation period. As a result, landlords, tenants, and letting agents are now beginning to operate under the updated framework.
What Are the Biggest Changes Under the Act?
The biggest changes that came into force on 1 May 2026 include the following:
- End of Section 21 “no-fault” evictions: Landlords can no longer use Section 21 “no-fault” evictions, as they have been abolished. Instead, landlords must now rely on specified legal grounds to regain possession.
- Move to rolling (periodic tenancies): All new and existing tenancies have moved away from fixed-term contracts towards rolling periodic agreements, removing fixed end dates and increasing flexibility for tenants.
- New regulations on rent increases: Rent increases are now limited to once per year and must follow a formal written notice process. Tenants also have the right to challenge increases they believe are unfair.
- Restrictions on rent in advance: Landlords are restricted from requesting more than one month’s rent in advance, limiting large upfront payments at the start of a tenancy.
- Stronger tenant protections: Stronger protections are now in place against discrimination, including rules preventing unfair treatment of tenants with children or receiving benefits, alongside rules requiring landlords to consider pet requests fairly and not unreasonably refuse them.
- No rental bidding wars: Landlords and letting agents cannot invite, encourage, or accept offers above the advertised rent, ensuring properties are let at the stated price without competitive bidding.
Can Landlords Still Evict Tenants?
Yes. Under the Renters’ Rights Act, landlords can still regain possession of a property, but they must now do so using legal grounds under Section 8, rather than Section 21 “no-fault” evictions.
Common valid reasons for eviction include rent arrears, antisocial behaviour, or where the landlord intends to sell or move back into the property. In all cases, landlords must provide evidence to support the reason for possession, and the process is more formal, with a greater likelihood of court involvement if the tenant does not leave voluntarily.
How Does the Act Affect Existing Tenancy Agreements?
Existing tenancy agreements do not automatically need to be replaced under the Renters’ Rights Act. Instead, current tenancies transition into the new legal framework introduced under the Act.
This means existing tenants are now subject to many of the updated rules and protections, including the abolition of Section 21 “no-fault” evictions and the move towards rolling periodic tenancies.
Landlords are also required to provide tenants with the official government Renters’ Rights Act Information Sheet explaining the changes introduced under the new legislation.
While many tenancy terms can remain in place, any clauses that conflict with the updated rules, including previous rent increase provisions that no longer comply with the new framework, are no longer enforceable.
How Will Rent Increases Be Handled Under the New Rules?
Under the Renters’ Rights Act, rent increases are generally limited to once per year and must follow a formal written notice process. Landlords are also required to provide tenants with a minimum notice period before any increase takes effect.
If a tenant believes a proposed increase is unfair or above market value, they have the right to challenge it through the appropriate tribunal process.
What Does the Act Mean for Landlords?
The Renters’ Rights Act introduces additional responsibilities for landlords across the private rented sector, with a stronger focus on compliance and formalised tenancy management.
- Increased compliance responsibilities across tenancy management, evictions, and rent processes
- Greater emphasis on thorough tenant referencing and affordability checks
- Higher importance placed on accurate documentation and ongoing record-keeping
- Potential increase in administrative processes when managing tenancies under the new rules.
What Does the Act Mean for Tenants?
The Renters’ Rights Act strengthens protections for tenants in England, with a focus on improving security and fairness in renting.
- Greater security of tenure, with more stable and ongoing rental arrangements
- Reduced risk of sudden eviction due to the removal of “no-fault” evictions
- Improved rights in relation to pets and stronger protections against discrimination
- Increased transparency around rent levels, rent increases, and tenancy terms.
Do Tenants Need to Be Given Any Official Documents?
Yes. Under the Renters’ Rights Act, landlords must provide existing tenants with the official government Renters’ Rights Act Information Sheet explaining the key changes.
This document must be issued by 31 May 2026. Failure to provide it within the required timeframe may result in enforcement action or penalties.
Does the Renters’ Rights Act Change How Tenancy Deposits Are Handled?
Under the Act, tenancy deposits remain protected under government-approved deposit protection schemes, with existing rules continuing to apply.
However, enforcement has been strengthened. Landlords who fail to properly protect a tenant’s deposit in a recognised scheme may be restricted from regaining possession of the property until compliance issues are resolved. Tenants also retain the right to challenge any deposit deductions they believe are unfair through the relevant dispute resolution service.
Bruckland Prime Lettings: Trusted Partner in Modern Renting
With ongoing changes introduced under the Renters’ Rights Act, it is more important than ever to rent through a letting agent that understands the latest legislation and maintains full compliance at every stage of the tenancy.
At Bruckland Prime Lettings, we provide a professional and transparent letting experience for tenants. As part of the wider Bruckland Group, we specialise in modern, high-quality new build homes located across Surrey and the Home Counties, set within thoughtfully planned developments created by Bruckland Developments.
“The Renters’ Rights Act represents a major change for the private rented sector. At Bruckland Prime Lettings, we remain fully up to date with all legislation to ensure a compliant and transparent service”, says Joe Bruckland, Managing Director.
For more information on our available homes or to speak with the team, browse our current listings and contact Bruckland Prime Lettings and find your next rental property.