The Rent Reform introduced in England through the Renters’ Rights Act 2025 represents one of the most significant overhauls of the private rental market in decades. Designed to give millions of tenants greater security and fairness, the Act ends some of the most controversial practices landlords have relied on and brings new protections that change how tenancies work, how rent can be raised, and how disputes are handled.
Key Changes Under the Renters’ Rights Act
One of the headline reforms is the abolition of Section 21 “no-fault” evictions. From 1 May 2026, landlords will no longer be able to evict tenants simply by saying they want their property back. Instead, they will need to rely on valid legal reasons under Section 8, such as rent arrears, the owner wanting to move in, or other specified grounds.
At the same time, fixed-term assured shorthold tenancies will be replaced by assured periodic tenancies, which are rolling contracts. This change gives tenants more flexibility and stability: they will generally be able to end the tenancy with two months’ notice, while landlords will need a lawful reason to regain possession.
The Act also introduces limits on rent increases: rent can only be raised once a year, and landlords must give at least two months’ notice. Unlike before, landlords cannot demand more than one month’s rent in advance. The law also bans letting agents and landlords from encouraging or accepting bids above the advertised rent, effectively ending so-called “rental bidding wars”.
Another major protection relates to discrimination: from May 2026, it will be illegal for landlords or letting agents to refuse potential tenants simply because they have children or are receiving benefits. Additionally, tenants will gain the right to request permission for pets, and landlords must consider these requests seriously, giving a written explanation if they refuse.
To strengthen enforcement and promote transparency, local councils will receive enhanced investigative powers starting 27 December 2025, allowing them to inspect properties, demand documents, and access data more easily. Later phases of the reform (from late 2026) will see the launch of a private rented sector database, where landlords must register their properties, and the establishment of a Landlord Ombudsman to resolve disputes without costly court action. The Act even sets the stage for a future Decent Homes Standard for private rented homes, raising minimum quality and safety expectations.
Why These Reforms Matter
For renters, these changes are transformative. Ending no-fault evictions gives tenants greater peace of mind and stability in their homes. The move to periodic tenancies and regulated rent increases makes tenancies more predictable and fair, reducing the risk of sudden, unaffordable rent hikes.
The ban on discriminatory practices and the requirement to fairly consider pet ownership also reflect a more inclusive and humane approach to renting. Meanwhile, stronger enforcement powers and new mechanisms for redress mean tenants have more protection and recourse against poor or exploitative landlords.
However, the reforms also place new responsibilities on landlords and agents: they must adapt to stricter rules, keep better records, and face tougher scrutiny. While some landlords are concerned about increased regulation and costs, the reforms aim to foster a more balanced rental market—one where tenants can feel secure and landlords operate transparently and responsibly. The Renters’ Rights Act 2025 marks a historic shift in England’s private rental sector. By banning no-fault evictions, strengthening rent protections, preventing discrimination, and boosting enforcement, the reform offers tenants far greater security and fairness than ever before. Although full implementation will take time, with key measures kicking in from May 2026 and further protections following in later phases, the new law sets a clear and ambitious direction: a private rental market where stability, transparency, and respect for tenant rights are the norm.
Kateryna Knyazyeva
Paralegal – Residential Property Department
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