Renters’ Rights Act: top 5 changes landlords and tenants need to know

The new Renters’ Rights Act 2025 (“RRA 2025”) comes into force from May 2026 and with it, significant reform to the private rented sector. We have identified the top 5 changes this legislation brings which both landlords and tenants need to be aware of:

1. Tenancies

‘Assured Shorthold Tenancies’ (“ASTs”) are to be phased out, and landlords will no longer be able to grant ‘Fixed Term Tenancies’.

While there will be some exceptions, all new tenancies will be ‘Assured Periodic Tenancies’. These are open-ended or rolling rental agreements without a fixed end date with the tenancy continuing until either the tenant or landlord end it.

This change represents a big shift of power in favour of tenants. Landlords with soon-to-be-vacant properties should bear this in mind when considering when to place the property back on the market.

2. Evictions

No-fault evictions are now a thing of the past. Landlords will need to rely on one of the ‘grounds for possession’ to seek to end a tenancy.

Grounds for possession are split between ‘mandatory’ and ‘discretionary’ grounds:

• If the ground is ‘mandatory’, the court must allow possession if proved by the landlord.
• In contrast, if ‘discretionary’, the court may allow possession if it believes it is reasonable to do so.

The new and/or amended grounds for possession will apply from 1 May 2026.

As such, landlords should take care to ensure they understand the changes in advance of this date, especially the required notice periods as, in many cases, these have increased. This means landlords will need to plan for possession further in advance than previously.

3. Rent

The new RRA legislation introduces strict controls in relation to rent to rebalance the power between landlord and tenants, including:

• Rental bidding is prohibited meaning a landlord may not accept an offer above the advertised price.
• The amount of rent a landlord can ask for upfront at the outset of the tenancy period is restricted to the equivalent of one months’ rent.
• Changes to how and when a landlord can increase rent, including the following:
  • limited to one rent increase per year;
  • no ability to back-date rent increases;
  • two months’ notice must be given; and
  • tenants may challenge actions or charges by their landlord through an application to the First Tier Tribunal (Property Chamber).

Furthermore, in order to increase rent, landlords must follow a new procedure (section 13 of the Housing Act 1988 has been amended by the RRA 2025). On this basis, in advance of May 2026, landlords may wish to consider whether they are entitled under current tenancy agreements to increase or otherwise amend the rent payable to avoid falling foul of these new rules once they come into force.

4. Prohibition of rental discrimination

Landlords will no longer be entitled to refuse prospective tenants on the basis they are families with children or those who are in receipt of government benefits. This means any terms contained within a landlord’s insurance policy, mortgage agreement or a superior lease which seeks to ban these groups from renting the property will be void.

Landlords will still have the final say on who is granted a tenancy, however, this will be restricted to a decision based on affordability.

5. New housing standards

In addition, there are future plans for widespread changes which would result in private landlords being held to the same minimum standards of condition as social housing landlords. For example, private landlords will also be required to address hazards such as mould, damp and structural issues within a strict timeframe.

Under the planned changes, in addition to individuals being able to bring enforcement action against their landlords, councils will be granted effective powers to enforce compliance.

While the reform to housing standards is not expected to be implemented until 2035, landlords should take note of the planned changes as, once implemented, the burden on landlords will be greatly increased.

How Hamlins can help

The Hamlins Real Estate Disputes team has expertise in both commercial and residential matters. We seek to obtain the best outcome possible for every client, no matter how big or small the issue may be. If you would like a conversation to find out how we might help you, please get in touch.