Renters' Rights Act 2025: what changes for tenants in May 2026

After years of delay and a change of government, the Renters' Rights Act 2025 became law. The tenancy reforms took effect on 1 May 2026. The rest arrives step by step through 2026 and beyond. For private tenants in England, these are the biggest changes since the 1988 Housing Act.

Here is what changes, when, and what it means in practice where a landlord has been ignoring repairs.

The headline change: Section 21 is gone

For 36 years, private landlords in England could evict with two months' written notice and no reason given. That was Section 21 of the Housing Act 1988, the "no-fault eviction".

Section 21 is now gone. Ending a tenancy needs a specific lawful reason.

What this means in practice:

• Complaining about repairs no longer risks a revenge eviction
• A notice landing soon after a disrepair complaint can be fought as payback. The timing itself helps your case
• Possession proceedings must name the lawful ground: rent arrears, anti-social behaviour, the landlord moving in, sale of the home, and so on

All assured shorthold tenancies become periodic

The fixed-term assured shorthold tenancy is gone. Tenancies now run periodic, and existing ones converted on 1 May 2026. You can give two months' notice to leave whenever you want. The landlord can only give notice on a lawful ground.

The negotiating power shifts hard. No more 12-month lock-ins. No more wondering whether the landlord will renew.

Pets

Landlords can no longer refuse pets unreasonably. They can require pet damage insurance as a condition. But a blanket "no pets" policy no longer stands in most cases. Ask in writing. The landlord must answer within 28 days, with reasons for any refusal.

Disrepair: the big extension

This part touches Awaab's Law directly.

Awaab's Law applies to social housing. The Renters' Rights Act 2025 paves the way to extend similar duties to private renting, on a timetable still to be confirmed. The package includes:

• A clear legal standard for "fit for human habitation"
• A simpler route for tenants to seek repair orders at the First-tier Tribunal (Property Chamber)
• Council powers to serve improvement notices, with civil penalties reaching £40,000 per breach

The changes are built to protect private tenants better where a landlord ignores damp, mould, leaks, or broken heating. Some parts are still being phased in.

Decent Homes Standard for PRS

A new Decent Homes Standard for private renting sits on a longer timetable, expected later this decade. Once in force, homes failing it can face enforcement and rent repayment orders.

A national landlord database

Private landlords will have to register on a new national database. The rollout dates are still being announced. Tenants will be able to search it. Before signing a tenancy, you will be able to check whether the landlord carries an enforcement record.

What hasn't changed

• Rent caps got dropped from the final Act
• The deposit cap stays at five weeks' rent for tenancies under £50,000 a year
• The Housing Ombudsman's remit stays social-housing only. Private landlords wait for their own redress scheme, still being set up.

What to do if you're a private tenant living with disrepair right now

No waiting is needed for every provision to land. The repair duties under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 already cover you.

A written repair request ignored past 21 days may already mean a claim. Talk to us free. We will say honestly which route fits better: claiming with us, complaining directly, or applying to the tribunal yourself.

Call 0800 030 4669 or start a claim online.

Sources: Renters' reform in England: what's happening and when, House of Commons Library; GOV.UK, Renters' Rights Act guidance.

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