If you rent out a property, or you rent one, you may have heard about the Renters’ Rights Bill. This new law will change a lot about how renting works in England. But when will it take effect? And what does it mean for you? Here’s what you need to know.
What is the Renters’ Rights Bill 2025?
The Renters’ Rights Bill is a new set of rules for the private rental market in England. The government wants to make renting fairer for tenants. At the same time, landlords will need to follow new rules about how they manage their properties.
The bill received Royal Assent in 2025 and is now known as the Renters’ Rights Act 2025. Most of the new rules take effect from 1 May 2026. This is the biggest shake-up of private renting in over 30 years.
The scale of the change is large. Over 11 million people live in privately rented homes in England. Around 4.7 million households will see changes to their tenancy agreements. And some 2.3 million private landlords will need to follow the new rules.
If you have a buy-to-let mortgage or are thinking about renting out your home, it is important to understand what is changing.
What to expect from the new tenancy law
The Renters’ Rights Act brings in several big changes. Here is a summary of the key ones.
No more section 21 notices
Right now, landlords can use a ‘section 21’ notice to end a tenancy without giving a reason. This is sometimes called a ‘no-fault eviction’. Under the new law, section 21 notices will be banned from 1 May 2026.
The scale of the problem is clear. In the year to June 2025, over 11,000 households were removed from their homes through a section 21 eviction. A poll found that 72% of adults in England back the ban. Landlords will only be able to ask a tenant to leave if they have a valid reason, such as rent arrears or wanting to sell the property.
New 1-month limit on rent in advance
At the moment, some landlords ask for several months’ rent upfront before a tenancy starts. The new law will cap this at one month’s rent. This is meant to make it easier for tenants to afford to move into a new home.
Rent increases
Landlords will still be able to raise the rent. However, they will only be able to do this once a year. They must also give tenants two months’ notice before any increase. If a tenant thinks the increase is too high, they can challenge it at a rent tribunal.
No more fixed-term tenancies
Fixed-term tenancy agreements, where you sign up for a set period like 12 months, will no longer exist for new tenancies. Instead, all tenancies will be open-ended. This means tenants can stay as long as they like, as long as they follow the rules of the tenancy.
Ending your tenancy
Tenants will be able to end a tenancy by giving two months’ notice. This gives both sides time to plan ahead. Landlords will also be able to end a tenancy, but only for specific reasons set out in the law.
Changes to tenancy agreements
Landlords will need to use a standard tenancy agreement. This will make things clearer and more consistent for everyone. It will also be easier for tenants to know their rights.
Right to ask to keep a pet
Tenants will have the right to ask their landlord if they can keep a pet. Landlords will not be able to refuse without a good reason. If they do allow a pet, they can ask the tenant to take out pet damage insurance.
When your rights will not change
Not everything is changing. Landlords will still have the right to reclaim their property if a tenant does not pay rent or breaks the terms of the tenancy. The law simply sets clearer rules for when and how this can happen.
There are also some new protections for tenants. It will be against the law to refuse a tenancy to someone with children or someone who gets benefits. And a ‘Decent Homes Standard’ will apply to private rentals for the first time. This sets a minimum level for the condition of a rented home.
Bidding wars will also be banned. Landlords and agents will need to set an asking price. They will not be able to take bids above that price.
Implementation timeline for the Renters’ Rights Act
Here is an overview of the key dates to be aware of:
- 2025: The bill received Royal Assent and became the Renters’ Rights Act 2025.
- 1 May 2026: Most of the new rules come into force. This includes the ban on section 21 evictions and the end of fixed-term tenancies.
- After May 2026: Further rules, such as the Decent Homes Standard, will be phased in over time.
It is worth checking for updates from the government as more details are confirmed.
Top ways landlords can prepare for the Renters’ Rights Act
If you are a landlord, there are steps you can take now to get ready:
- Review your current tenancy agreements. Check how they will be affected by the new rules.
- Update your pet policy. Think about how you will respond to requests from tenants who want to keep pets.
- Plan your rent review process. Make sure you follow the new rules on how and when you can raise the rent.
- Check your property standards. The new Decent Homes Standard will apply to your rental. Make sure your property is in good shape before it comes in.
- Speak to a mortgage adviser. If you have a buy-to-let mortgage, it is a good idea to check your options.
- Stay up to date. Follow news from the government and industry groups so you know when the changes take effect.
What could new tenancy laws mean for landlords and tenants?
For tenants, the new law offers more security. You will have a clearer idea of your rights. You will also have more protection against sudden evictions and large rent rises.
For landlords, the changes mean more rules to follow. However, the core right to manage your property and end a tenancy when needed is still in place. Good landlords who treat tenants fairly should not find the new rules too hard to meet.
If you are thinking about renting out a property, or you already do, it is worth speaking to a mortgage adviser.
Final thoughts
The Renters’ Rights Act 2025 is the biggest change to rental law in England in over 30 years. With most rules coming in on 1 May 2026, the countdown has already started. Whether you are a tenant or a landlord, it pays to understand how the new rules will affect you.
If you are considering getting a mortgage, speak with a broker.