The UK has one of the largest rental markets in Europe, and for millions of people a rented property is simply home. In 2026 that market changed more than it has in a decade: the Renters' Rights Act 2025 came into force. It is the biggest shake-up of renting rules in a generation — reshaping both how tenants live and how landlords run their properties. This guide sets out the new rules clearly, in plain English, for both sides.
The Renters' Rights Act 2025 is now law. From 1 May 2026, Section 21 no-fault evictions have been abolished, and all assured shorthold tenancies have become open-ended periodic tenancies — fixed 6 or 12-month terms are gone.
Rent can now only be raised once a year through the official Section 13 process, with the right to challenge it at tribunal. Later in 2026 the PRS Database and the Landlord Ombudsman go live. The Decent Homes Standard and Awaab's Law are being extended to the private rented sector. Plenty of older articles still talk about "what's coming in 2025" or planned changes — this is now in force.
Why this reform matters
Until now a landlord could end a tenancy with no reason at all, and tenants often lived in a state of constant uncertainty. The aim of the Renters' Rights Act is to create a more stable, fairer and more transparent market. That doesn't mean landlords are worse off: clear rules help avoid disputes, and responsible landlords usually win long-term, reliable tenants as a result.
The key 2026 changes
1. Section 21 abolished
From 1 May 2026 no-fault evictions are no longer possible. A landlord must give a lawful reason and use the Section 8 process. Recognised grounds include rent arrears, a serious breach of the tenancy, or the landlord wanting to sell the property or move in themselves (subject to set restrictions and notice periods).
2. Open-ended periodic tenancies
Fixed terms have been abolished. Every tenancy is now open-ended periodic — it continues until one side lawfully brings it to an end. A tenant can leave by giving two months' notice, so there's no longer any risk of being locked in for a whole year if life circumstances change.
3. Rent increases — once a year only
Rent can be raised no more than once every 12 months, and only through the official Section 13 process, by serving written notice. If a tenant believes the new figure is above the market rate, they can challenge it at tribunal (the First-tier Tribunal). Backdoor evictions by artificially hiking the rent are no longer possible.
4. Database and ombudsman
Later in 2026 the Private Rented Sector Database and the Landlord Ombudsman go live. The database will improve transparency, while the ombudsman will allow disputes to be resolved without going to court — free for tenants and mandatory for landlords.
5. Decent Homes Standard and Awaab's Law
The Decent Homes Standard — a minimum housing quality standard that previously applied only to social housing — is being extended to the private rented sector in stages. Awaab's Law is also being extended: it requires landlords to deal with health hazards, especially mould and damp, within strict set timeframes.
Abolishing Section 21 is the biggest change of all: for the first time in a generation, a tenant cannot be evicted without a reason. It shifts the whole balance of power in the market.
Rights that still apply in 2026
The reform hasn't removed any of the old protections — it has strengthened them. These rights apply just as they did before:
- A safe home. No mould, leaks, dangerous wiring or gas appliances. The boiler, heating and smoke alarms must all be in working order.
- Deposit protection. A landlord must register the deposit in an official scheme (DPS, MyDeposits or TDS) within 30 days and provide the certificate. More on deposit protection →
- A clear agreement. Setting out the rent, how it's paid and the conditions for ending the tenancy. Unclear terms are often unenforceable. The most common tenancy agreement mistakes →
- A returnable deposit. If you keep to the agreement, the deposit is returned in full. Deductions can only be made for genuine damage or debt, not for "fair wear and tear".
- Protection from discrimination. Under the Equality Act 2010, a tenant cannot be turned down because of race, religion, sex, age, disability or background.
What a landlord must do (2026)
The safety and documentation requirements remain, and getting them wrong is costly:
- Deposit protection in a government scheme within 30 days, plus the certificate.
- A Gas Safety Certificate, valid for 12 months.
- An electrical installation check (EICR), valid for 5 years.
- Smoke and CO alarms on every floor and by any solid-fuel appliance.
- EPC minimum — band E now, rising to band C by 1 October 2030. It's worth planning insulation work well ahead.
- The "How to Rent" guide and a "Right to Rent" check before move-in.
We help both tenants and landlords move across to the new rules. For landlords we draw up tenancy agreements on the open-ended periodic model, sort out the gas and electrical certificates, deposit registration and an EPC plan up to band C. For tenants we explain your rights in plain English (or Lithuanian), check any rent-increase notices, and help if you ever need to approach the ombudsman or a tribunal. All clearly, with no legal jargon.
A real-world example
Peter rented a flat in London, but the landlord never registered the deposit in an official scheme and, a year later, refused to return £1,200, claiming the flat was "worn out". Peter took it to court, which ruled that the landlord had to return the deposit and pay up to three times that amount as a penalty — up to £3,600. Ignoring the rules in such a simple way is expensive, and from 2026 there's also an ombudsman and a public register that bring problems like this to the surface.
Quick reference (England, 2026)
- Section 21: abolished — eviction is only possible with a reason (Section 8).
- Tenancies: open-ended periodic; a tenant leaves on two months' notice.
- Rent: increases once a year only (Section 13), can be challenged at tribunal.
- Quality: Decent Homes Standard + Awaab's Law extending to the private rented sector.
- EPC: band E now → band C by 1 October 2030.
The rules will keep being added to through 2026 (the database, the ombudsman, the phased Decent Homes rollout) — before you sign or raise the rent it's always worth checking the latest position, or having an agent who'll flag it for you. Back to all guides →