The renting landscape in England is undergoing its biggest transformation in decades. With the Renters’ Rights Bill receiving Royal Assent on 27 October 2025, it is now the Renters’ Rights Act 2025, and its core reforms begin rolling out throughout 2026. These changes will affect 11 million renters and 2.3 million landlords across England, reshaping rights, responsibilities, and the legal processes surrounding tenancies.
Banner Jones is a full-service law firm with dedicated Property and Dispute Resolution specialists. In this article, Michael Parker from the Dispute Resolution team at Banner Jones Solicitors explains what the changes mean in practice — and how both landlords and tenants can prepare.
What Is the Renters’ Rights Act?
The Renters’ Rights Act 2025 aims to create a fairer, safer and more transparent rental market by abolishing Section 21 “no‑fault” evictions, modernising tenancy structures, strengthening tenant rights, and increasing landlord accountability.
It represents a major shift in the balance of landlord–tenant relationships, providing greater security for renters while still protecting landlords’ legitimate interests.
What Has Already Happened?
Royal Assent — October 2025
The Act became law on 27 October 2025, setting the stage for the largest reform of the private rented sector in 40 years.
Government Guidance Published — November 2025
The Government released a comprehensive guide to the Renters’ Right Act confirming the abolition of fixed‑term tenancies, the introduction of periodic tenancies, and the end of Section 21 evictions.
Implementation Timeline Set
The main reforms activate on 1 May 2026, with further structures — such as the landlord database and Ombudsman service — following later in the year.
What’s Changing in 2026 — And What Does It Mean?
Below is a clear breakdown of each major reform, with explanations designed for both landlords and tenants.
1. Section 21 “No‑Fault” Evictions Abolished
From 1 May 2026
What the law says
Landlords will no longer be able to evict tenants without giving a valid legal reason. All evictions must now be based on evidence-supported Section 8 or new statutory grounds.
What this means in practice
For tenants:
- You cannot be asked to leave “for no reason”.
- Complaining about repairs or raising concerns should no longer put your home at risk.
- You gain real stability and can plan your life with more confidence.
For landlords:
- You can still regain possession, but only with clear evidence (e.g., selling up, anti-social behaviour, rent arrears).
- You must follow stricter procedures — poor paperwork or weak evidence may delay or prevent possession.
- Landlords will need to professionalise record-keeping and communication.
2. All Tenancies Become Rolling, Periodic Contracts (No Fixed Terms)
From 1 May 2026
What the law says
All existing Assured Shorthold Tenancies (ASTs) automatically convert into rolling Assured Periodic Tenancies (APTs), with no end date. No new fixed-term tenancies can be created.
What this means
For tenants:
- You’re no longer tied to 6‑ or 12‑month minimum terms.
- You can leave whenever you like with two months’ notice.
- This makes renting more flexible and less stressful.
For landlords:
- You lose fixed-term certainty, meaning planning ahead becomes essential.
- Tenancies may last longer because tenants don't face forced move-out dates.
- Standard tenancy agreements will need updating to reflect the new legal framework.
3. Rent Increases Limited to Once Per Year
What the law says
Rent can increase only once per year using the Section 13 process, with a minimum of two months’ written notice.
What this means
For tenants:
- No more sudden multiple increases within months.
- You can challenge a rent rise at Tribunal without fear of eviction.
- Helps people budget with confidence.
For landlords:
- Rent increases must follow strict rules.
- Any increase must reflect market rates — tenants may challenge inflated rises.
- Rent review clauses in older agreements will no longer apply.
4. Ban on Rental Bidding (“Offers Over”)
What the law says
Landlords cannot accept, encourage, or request offers above the advertised rent.
What this means
For tenants:
- You no longer need to compete with other renters by offering more money.
- Advertising becomes clearer and less stressful.
For landlords:
- You must decide on a realistic rent upfront.
- Breaching this rule can result in penalties.
5. Cap on Upfront Rent Payments
What the law says
Landlords cannot ask for more than one month’s rent upfront for new tenancies.
What this means
For tenants:
- Lower upfront costs make moving more affordable.
- Benefit claimants and younger renters may find it easier to secure homes.
For landlords:
- You can no longer mitigate “risk” by asking for large advance payments.
- You may need to rely more on referencing, guarantors or rent guarantee insurance.
6. Protection Against Discrimination
What the law says
Refusing applicants because they receive benefits or have children is now illegal.
What this means
For tenants:
- You cannot be rejected for having children, being a single parent, or receiving Universal Credit.
- You must still pass normal affordability and referencing checks.
For landlords:
- You must assess applications individually, not by category.
- Your adverts and agents must comply — breaches can lead to complaints or action via the new Ombudsman.
7. Tenants Can Request Pets — Landlords Must Consider Fairly
What the law says
Landlords must respond to pet requests within 28 days and cannot refuse unreasonably.
What this means
For tenants:
- Having a pet is no longer a major barrier to renting.
- You may need pet insurance to cover potential damage.
For landlords:
- You can still refuse if there is a valid reason (e.g., property unsuitability or head lease restriction).
- You must justify refusals clearly.
8. New Systems Coming in Late 2026
Private Rented Sector Database
A register of all landlords and rental properties will be launched area by area.
Meaning:
- Tenants can check who owns their home.
- Landlords must register to legally market or let a property.
Private Landlord Ombudsman
A free service to resolve tenant complaints without going to court.
Meaning:
- Faster, fairer dispute resolution.
- Landlords must cooperate with Ombudsman decisions.
How Banner Jones Solicitors Can Help
As specialist solicitors working across Chesterfield, Sheffield, Dronfield and Mansfield, our experts can guide both landlords and tenants through these changes.
For Landlords
- Updating tenancy agreements to comply with the new laws
- Advice on lawful possession routes under the revised Section 8 system
- Preparing evidence for eviction cases
- Ensuring advertising and rent-setting processes are legally compliant
For Tenants
- Challenging unfair rent increases or unlawful eviction attempts
- Advice on disrepair, damp and housing condition rights under strengthened standards
- Representation in possession proceedings
- Guidance on pet requests, discrimination issues and notice disputes
If you are a landlord concerned about compliance, or a tenant unsure of your rights under the new legislation, our expert team at Banner Jones Solicitors is here to help.
Get in touch today for tailored legal advice
