The Renters’ Rights Act 2025: Your New Rights as a Tenant and How to Use Them
- James Pite
- 1 day ago
- 9 min read
The Renters’ Rights Act 2025 is the most significant change to private renting in England in more than 30 years. It received Royal Assent on 27 October 2025 and the first and most significant phase came into force on 1 May 2026. If you rent privately, your rights have changed substantially.
This guide explains what changed, what it means for your tenancy in practice, how to write to your landlord if they are not following the new rules, and what to do if they continue to ignore them.
What the Renters’ Rights Act Changed
The Act makes changes across several areas of private renting. The full legislation is available on legislation.gov.uk, and GOV.UK’s guide to the Renters’ Rights Act provides plain English summaries for tenants. The headline changes from 1 May 2026 are set out below.
Section 21 No-Fault Evictions Are Abolished
From 1 May 2026, landlords in England can no longer evict tenants under Section 21 of the Housing Act 1988. Section 21 allowed landlords to end a tenancy without giving any reason, provided they gave two months’ notice. That power no longer exists. Any Section 21 notice served on or after 1 May 2026 is invalid.
Landlords can still end a tenancy, but only by serving a Section 8 notice that states a specific legal ground for possession. Grounds include serious rent arrears of three months or more, the landlord wanting to move into the property themselves, the landlord intending to sell, and antisocial behaviour. Each ground has specific notice periods and most require a court order before possession can be enforced.
What this means for you: if your landlord serves you with a Section 21 notice on or after 1 May 2026, you do not have to leave. The notice is not valid. Get advice immediately from Shelter or Citizens Advice.
All Tenancies Are Now Periodic Rolling Tenancies
Fixed-term assured shorthold tenancies (ASTs) have been abolished. All private tenancies are now periodic, meaning they roll on from month to month with no fixed end date. If you were on a fixed-term tenancy when the Act came into force, it automatically became a periodic tenancy on 1 May 2026.
You can end your tenancy at any time by giving your landlord two months’ written notice. You no longer need to wait for a fixed-term to expire or pay break clause fees.
Rent Increases Are Now Limited
Your landlord can only increase your rent once every 12 months. They must give you at least two months’ notice of any proposed increase using a Section 13 notice. Contractual rent review clauses in tenancy agreements, including RPI-linked or annual percentage clauses, are no longer enforceable. The only valid route to a rent increase is the Section 13 notice process.
If you believe a proposed rent increase is above the open market rate, you can challenge it by applying to the First-tier Tribunal. The Tribunal will determine what the open market rent is and your landlord cannot increase the rent above that figure.
The Right to Request a Pet
Landlords can no longer impose a blanket ban on pets. The Act implies a term into every assured tenancy that a landlord must not unreasonably refuse a tenant’s written request to keep a pet. The landlord must respond to any pet request in writing within 28 days, either granting or refusing consent. If they refuse, the refusal must state specific reasons and those reasons must be reasonable.
If your request is refused without reasonable grounds, or if your landlord does not respond within 28 days, you can challenge the decision. Where a landlord unlawfully refuses a pet request, they may be liable to a Rent Repayment Order.
Bidding Wars Are Banned
Landlords and letting agents must advertise properties at a fixed asking rent. They cannot invite, encourage or accept any offer above the advertised rent. This includes hidden invitations of competing bids. If a landlord or agent is found to have facilitated a bidding war, they can face a financial penalty. If you were pressured into offering above the advertised rent, report this to your local council.
Advance Rent Is Capped
Landlords can only require one month’s rent in advance once the tenancy agreement has been signed. They cannot ask for rent in advance before the agreement is signed, cannot require more than one month’s rent upfront, and cannot accept any rent payment before it falls due once the tenancy has started.
Discrimination Against Families and Benefit Recipients Is Prohibited
Landlords and letting agents can no longer refuse to rent to someone because they have children, or because they are in receipt of benefits such as Universal Credit or housing benefit. Advertising with ‘no DSS’ or ‘no children’ conditions is unlawful. If you have been refused a tenancy for either of these reasons, this is a breach of the Act and can be reported to the local council.
Coming Later: Database, Ombudsman and Decent Homes Standard
The Act also provides for a Private Rented Sector Landlord Database and a Private Rented Sector Ombudsman. These are expected to be introduced in later phases from late 2026 onwards. Once operational, all landlords will be required to register on the database and all tenants will have access to a free Ombudsman service to resolve disputes without going to court. Awaab’s Law, which will require landlords to address damp and mould within defined timescales, and the Decent Homes Standard will also be extended to the private rented sector in later phases.
If Your Landlord Is Not Following the New Rules: How to Write to Them
When your landlord is failing to comply with the Renters’ Rights Act, writing formally is the most effective first step. A written letter creates a record, demonstrates you know your rights, gives the landlord a clear opportunity to comply, and provides the foundation for any escalation if they do not.
Below are example letters for the most common situations.
Letter 1: Your Landlord Has Served a Section 21 Notice After 1 May 2026
[Your name]
[Your address]
[Date]
[Landlord’s name and address]
Subject: Section 21 Notice Is Invalid Under the Renters’ Rights Act 2025
Dear [Landlord’s name],
I am writing in response to the Section 21 notice you served on me on [date]. I am writing to inform you that this notice is invalid and I do not intend to vacate the property.
Section 21 of the Housing Act 1988 was abolished by the Renters’ Rights Act 2025 with effect from 1 May 2026. A Section 21 notice served on or after that date has no legal effect. You are not entitled to possession of this property on the basis of a Section 21 notice.
If you wish to end my tenancy, you must serve a valid Section 8 notice and establish a lawful ground for possession under the Housing Act 1988 as amended. I would ask you to confirm in writing that you acknowledge the invalidity of the notice you have served.
I am taking advice on my rights and will continue to occupy the property. If you attempt to interfere with my occupation or to evict me without a valid court order, this will constitute an illegal eviction under the Protection from Eviction Act 1977.
Yours sincerely,
[Your name]
Letter 2: Your Landlord Is Attempting to Increase Rent More Than Once in 12 Months or Without Proper Notice
[Your name]
[Your address]
[Date]
[Landlord’s name and address]
Subject: Proposed Rent Increase – Breach of Renters’ Rights Act 2025
Dear [Landlord’s name],
I am writing regarding your notice dated [date] proposing a rent increase of [amount or percentage].
[Choose the relevant ground below:]
[If less than 12 months since the last increase:] Under the Renters’ Rights Act 2025, a landlord may only increase rent once every 12 months. My rent was last increased on [date], which means a further increase cannot lawfully be proposed until [date]. I am therefore not accepting this proposed increase and ask you to withdraw it.
[If insufficient notice has been given:] Under the Act, a landlord must give at least two months’ notice of a proposed rent increase using a Section 13 notice. The notice you have served does not meet this requirement. I am not accepting this proposed increase and ask you to serve a valid Section 13 notice if you wish to propose a lawful increase.
[If a contractual clause is being relied upon:] Any contractual rent review clause in my tenancy agreement is unenforceable under the Renters’ Rights Act 2025. Rent increases must follow the Section 13 notice process. I am not accepting this proposed increase.
Please confirm in writing that you acknowledge the above and withdraw the proposed increase.
Yours sincerely,
[Your name]
Letter 3: Your Landlord Has Refused Your Pet Request Without Good Reason or Has Not Responded
[Your name]
[Your address]
[Date]
[Landlord’s name and address]
Subject: Pet Request Under the Renters’ Rights Act 2025
Dear [Landlord’s name],
I am writing [to follow up on my written pet request dated [date] / to make a formal written request to keep a pet at the above property].
Under the Renters’ Rights Act 2025, a landlord must not unreasonably refuse a tenant’s request to keep a pet in their home. The Act implies this term into every assured tenancy regardless of any clause in the tenancy agreement purporting to prohibit pets. You are required to respond in writing within 28 days of receiving my request, either granting or refusing consent with specific reasons.
[If the landlord has not responded:] As of today’s date, [X] days have passed since I submitted my request and I have received no response. Failure to respond within 28 days is a breach of the Act. I am asking you to respond in writing within seven days.
[If the landlord has refused without good reason:] Your refusal dated [date] does not provide a reasonable basis for refusing consent. [State why the reason given is inadequate or does not fall within the permitted grounds.] I am asking you to reconsider and grant consent, or to provide a lawful basis for the refusal.
If this matter is not resolved, I will seek advice about challenging your decision, including through the courts and, once operational, the Private Rented Sector Ombudsman.
Yours sincerely,
[Your name]
What to Do If Your Landlord Continues to Ignore the New Rules
Report to Your Local Council
Local councils received enhanced enforcement powers under the Act from December 2025. They can investigate breaches, serve financial penalties of up to £40,000 on landlords who break the rules, and pursue criminal prosecution in serious cases. If your landlord has served an invalid Section 21 notice, attempted an unlawful eviction, engaged in a bidding war or discriminated against you, report it to your local council’s housing enforcement team in writing.
Apply to the First-Tier Tribunal for Unlawful Rent Increases
If your landlord has proposed a rent increase you believe is above market rate, or has done so unlawfully, you can apply to the First-tier Tribunal (Property Chamber) to have the market rent determined. You must apply before the proposed increase takes effect. The Tribunal’s determination is binding and your landlord cannot charge more than the amount determined.
Seek a Rent Repayment Order
A Rent Repayment Order is a court order requiring your landlord to repay up to 12 months’ rent. They are available where a landlord has committed certain offences under housing legislation, including unlawful eviction and, under the Renters’ Rights Act, breaches such as failing to respond to a pet request or accepting rent above the advertised price. You can apply to the First-tier Tribunal for a Rent Repayment Order.
Get Free Specialist Advice
If your landlord has served an invalid Section 21 notice or is attempting to evict you without a valid court order, contact Shelter immediately. Shelter provides free legal advice on eviction and tenancy rights and has detailed guidance on the Renters’ Rights Act. Citizens Advice can help with rent increase challenges, deposit disputes and general advice on your new rights. Once the Private Rented Sector Ombudsman is operational, expected from late 2026, you will also be able to refer disputes directly to them for free resolution.
If you want help drafting a letter to your landlord about a breach of the Renters’ Rights Act, the team at LetterLab can help you put your case clearly and correctly before you send it.
Checklist: Key Rights to Know Under the Renters’ Rights Act 2025
Section 21 no-fault evictions are abolished from 1 May 2026. Any Section 21 notice served on or after that date is invalid.
Your tenancy is now periodic. You can end it by giving two months’ written notice at any time.
Your landlord can only increase rent once every 12 months, with at least two months’ notice via a Section 13 notice.
Contractual rent review clauses are unenforceable. Only Section 13 notices can trigger a lawful rent increase.
You can challenge a rent increase at the First-tier Tribunal if it exceeds the open market rate.
You have the right to request a pet in writing. Your landlord must respond within 28 days and cannot refuse without reasonable grounds.
Your landlord cannot ask for more than one month’s rent in advance after you have signed the tenancy agreement.
Discrimination against tenants with children or on benefits is prohibited.
Local councils can fine landlords up to £40,000 for breaches. Report unlawful conduct in writing to your council’s housing enforcement team.
A Private Rented Sector Ombudsman is coming. Until then, the First-tier Tribunal and local council enforcement are the primary routes for disputes.
The Key Takeaway: Know Your Rights, Put It in Writing
The Renters’ Rights Act 2025 gives private tenants in England the most substantial legal protections they have ever had. The abolition of Section 21, the limits on rent increases, the right to request a pet and the ban on discrimination are all now law. Your landlord cannot contract out of them or override them with a clause in your tenancy agreement.
If your landlord is not following the rules, write to them. Reference the Act, describe the breach specifically and state what you are asking them to do. If they continue to ignore their obligations, your local council has the enforcement powers to act, the First-tier Tribunal can determine rent disputes, and free specialist advice is available from Shelter and Citizens Advice.
You have more rights than you have ever had. Use them.
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