Guidance on the Renters’ Rights Act for tenants and landlords

The Renters’ Rights Act introduces major changes to the private rented sector in England. The reforms are designed to improve security for tenants while ensuring landlords can continue to manage and regain possession of their properties when necessary.

The changes will be introduced in phases from 2026. 

This page provides a summary of what the changes mean for:

  • tenants
  • landlords
  • letting agents
  • anyone renting or letting property in the area 

Key changes at a glance

  • abolition of Section 21 ‘no fault’ evictions
  • introduction of periodic (rolling) tenancies
  • stronger, clearer grounds for possession
  • limits on rent increases (generally once per year)
  • new private rented sector ombudsman
  • creation of a Property Portal for landlords
  • new rights for tenants, including requesting pets
  • ban on discrimination against tenants with children or benefits
  • strengthened local authority enforcement powers

When will the changes happen?

Implementation will begin from 2026:

No section 21 “No Fault” evictions from 30 April 2026
Existing tenancies will transition from 1 May 2026
Introduction of Private Rented Sector Database expected early 2027
Introduction of ombudsman Date to be announced
Introduction of Decent Homes Standard Date to be announced
Introduction of Awaabs law Date to be announced

How the changes protect tenants and landlords from unfair practices

  • rent increases are limited and must be reasonable
  • tenants can challenge unfair rent increases
  • a decent Homes Standard which sets a new minimum standard for rental properties will apply
  • introduction of Awaabs. Awaab's Law is a new legal framework in England aimed at ensuring social landlords address housing hazards, particularly damp and mould, within strict timeframes to improve tenant safety and health.

Greater security

  • tenancies will become open-ended rather than fixed term
  • landlords must provide a valid legal reason to end a tenancy 

More rights and flexibility

  • tenants can leave with 2 months’ notice
  • tenants can request permission to keep pets 

Fair access to housing

Landlords must not discriminate against: 

  • families with children
  • people receiving benefits

What this means for landlords

Landlords must not:

  • discriminate unlawfully
  • refuse pets without a valid reason
  • use unfair rent increases to force tenants out 

Clearer possession grounds - landlords can still regain possession where there is a valid reason, such as:

  • selling the property
  • moving in themselves or a family member
  • rent arrears or anti-social behaviour 

Changes to tenancies 

All tenancies will become periodic.

Landlords must:

  • comply with the Private Rented Sector Ombudsman
  • register properties on the Property Portal
  • issue new updated tenancy documents before 1 June 2026 

Failure to comply may result in financial penalties or enforcement action. 

Property standards 

Properties must meet minimum Decent Homes Standards.

Role of the council 

The council has a duty to:

  • investigate complaints
  • report complaints
  • enforce housing standards
  • take action against unlawful evictions
  • issue Civil Penalties where appropriate 

Resolving disputes 

Tenants and landlords are encouraged to resolve issues directly where possible. 

Where this is not successful:

  • the council may investigate serious issues or legal breaches
  • complaints may be referred to the Private Rented Sector Ombudsman

How to make a complaint to the council about a privately rented property 

If you are experiencing issues with a private rented property, you can report this to the council. 

This may include:

  • unsafe or poor housing conditions
  • illegal eviction or harassment
  • failure to carry out repair
  • breaches of the Renters’ Rights Act 

To report the issue to the council, login or register a new account (top right on the form) below. Then select the 'Request Subject' dropdown option 'Housing: Renters Rights Complaints' and complete all required information:

Login or register a new account to report an issue

After you have reported an issue:

  • the council will assess the information provided
  • you may be contacted for further details
  • appropriate action will be taken where necessary

Further advice and support 

For full details of the legislation and supporting guidance, you can view the official documents below: 

Disclaimer

This page provides general information only and does not constitute legal advice. Full details will be confirmed in legislation and government guidance. 

The Renters’ Rights Act 2025 is the full legal framework setting out the changes to the private rented sector, including tenancy reform, possession grounds, and new enforcement powers. 

The Explanatory Notes are published alongside the legislation to help readers understand the purpose and effect of each section of the Act in more accessible language. 

The government’s official guide provides a practical overview of how the changes will affect tenants, landlords, and local authorities, including what actions may be required before implementation. 

Residents, landlords and agents are encouraged to review these documents for more detailed information, particularly where they need to understand their legal rights and responsibilities under the new legislation.

Information for tenants 

Information for landlords

The PDF files above may not be suitable to view for people with disabilities, users of assistive technology or mobile phone devices.