The Renters' Rights Act 2025 is a new law that brings major changes to renting in England. It aims to give tenants more security, improve housing standards, and clarify the rights and responsibilities of both renters and landlords.
The Renters' Rights Act was passed by Parliament in October 2025. It brings important changes to the private rented sector. The first phase relating to tenancy reform will come into force on 1 May 2026. The rest of the Act will follow in further stages. You can see a full guide to the Act on GOV.UK.
Changes taking place from 1 May 2026
End to section 21 ‘no-fault’ evictions
Section 21 eviction notices will be abolished.
This means landlords will no longer be able to evict tenants without a specific, legally valid reason. This will provide greater security for tenants and allow them to challenge poor practice and unfair rent increases without fear of eviction.
End to fixed-term tenancies
Fixed-term assured and assured shorthold tenancies (ASTs) will be replaced by periodic assured tenancies or ‘rolling tenancies’.
This means:
- Tenancies will roll over until either party choose to end it.
- Renters will be able to end a tenancy at any point by giving two months’ notice.
- Landlords will be able to end a tenancy by using a specific, legally defined reason, known as a ‘possession ground’.
Rent increases (within a tenancy)
These will be limited to once a year at the market rate.
This means tenants will be able to challenge rent increases with confidence at the tribunal if they feel a rent increase is above market prices.
Advance rent
Landlords will only be able to request a maximum of one month’s rent in advance.
Ending rental bidding
It will be illegal to invite or accept bids above the advertised rent.
End to discrimination
It will be illegal for landlords to discriminate against tenants who receive benefits or have children.
Right to request a pet
Landlords cannot unreasonably refuse a tenant’s request to have a pet.
Changes taking place in late 2026-2027
Introduction of a Private Rented Sector Landlord Ombudsman
A Private Rented Sector Landlord Ombudsman will handle disputes between landlords and tenants.
This means the Ombudsman’s decisions will be legally binding and all landlords will need to register with the scheme.
Private rented sector database
All landlords must register their properties on a new national private rented sector database. This aims to improve transparency and enforcement in the rental market.
Information about the database will be published here as soon as it is available.
Meeting the Decent Homes Standard
The Decent Homes Standard will be extended to the private rental sector.
This means ensuring properties are:
- safe and well-maintained
- free from serious hazards such as damp, faulty wiring, or poor insulation
- fit for human habitation
- meet Awaab’s Law which requires private sector landlords to address damp and mould issues within set timescales
How to prepare for the changes to renters' rights
Tenants
If you are a tenant we recommend you familiarise yourself with your new rights and prepare for rolling tenancies.
- See the Guide to the Renters’ Rights Act on GOV.UK.
- Stay up to date with changes on GOV.UK's Housing Hub.
Landlords
If you are a landlord you will need to adapt your practices to comply with the Act.
- Read the guidance for landlords and letting agents on GOV.UK.
- Stay up to date with the changes on GOV.UK's Housing Hub.
When to contact us
If you are a tenant and have concerns about a breach, or if you are a landlord and would like further advice please contact our Customers Services team. Please note that the private rented sector database is not available yet.
Tel: 01234 267422
Renters' Rights Act 2025 frequently asked questions
What is the Renters' Rights Act 2025?
What are the biggest changes for tenants?
The biggest changes are:
- Landlords can no longer evict tenants without a valid reason (“no fault” evictions are banned).
- All tenancies will become rolling (periodic), not fixed term.
- Rent can only be increased once a year and must be reasonable.
- All rented homes must meet new minimum safety and quality standards.
- Landlords cannot refuse tenants just because they have children or receive benefits.
- Tenants have the right to request a pet, and landlords must consider these requests fairly.
What do landlords need to do differently?
The Act states landlords must:
- Follow new rules for ending tenancies and increasing rent.
- Make sure properties meet the Decent Homes Standard and address issues like damp and mould quickly.
- Treat all applicants fairly, regardless of family status or benefits.
- Respond to pet requests reasonably and provide a valid reason if refusing.
When do these changes take effect?
The timescales are:
- The Act became law in October 2025.
- Some new council and partner powers start from December 2025.
- Most changes, including tenancy rules and landlord registration, are expected to be implemented in stages between May 2026 and late 2026/early 2027. The government has said it will give at least six months’ notice before these changes take effect.
What if I’m facing illegal eviction or harassment?
If you are being threatened with illegal eviction or harassment by your landlord, contact the Council’s Housing team at 01234 267422 or by email at customerservices@bedford.gov.uk
Or you can contact Citizens Advice Bureaux.
How will these changes help renters?
These changes mean the following for renters:
- More security in your home - no more sudden evictions without cause.
- Better standards for your living conditions.
- Stronger protections against unfair treatment and discrimination.
- Clearer routes to get help if things go wrong.
- You can serve notice to leave at any time giving two months written notice to your landlord.
- Landlords cannot use eviction grounds for selling the property or moving into it themselves for the first twelve months of the tenancy.
- Landlords can only request a maximum of one months rent in advance before a tenancy starts.
How will these changes affect landlords?
These changes mean the following for landlords:
- New compliance requirements, including registration and higher property standards.
- Clearer rules for ending tenancies and increasing rent.
- Landlords will need to register on the new Private Rented Sector Database (when available).
- A new Private Sector Housing Ombudsman will be introduced for dispute resolution.
- Support and guidance will be available to help landlords understand and meet their new obligations.
Where can I get more information or help?
Contact the Council’s Customer Services team on 01234 267422 or by email at housing.advice@bedford.gov.uk
We will keep residents and landlords updated as more information becomes available.