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

After multiple delays and a change of government, the Renters' Rights Act 2025 has received Royal Assent. The tenancy reforms came into force on 1 May 2026, and the rest is being brought in on a phased timetable through 2026 and beyond. For private tenants in England, the changes are the biggest since the 1988 Housing Act.

This article covers what changes, when, and what it means practically if your landlord has been ignoring repairs.

The headline change: Section 21 is gone

For 36 years, private landlords in England have been able to evict assured shorthold tenants with two months' written notice and no reason given. This was called Section 21 of the Housing Act 1988, known informally as the "no-fault eviction".

Section 21 is now abolished. Landlords must give a specific lawful reason to end a tenancy.

What this means in practice:

• You can complain about repairs without fearing a retaliatory eviction
• If your landlord serves notice within 6 months of you raising a complaint, the court can dismiss the eviction as retaliatory
• Possession proceedings must specify the lawful ground (rent arrears, anti-social behaviour, landlord moving in, sale of property, etc.)

All assured shorthold tenancies become periodic

The fixed-term assured shorthold tenancy (AST) is being phased out. New tenancies and renewed tenancies become periodic from day one. You can give two months' notice to leave whenever you want; the landlord can only give notice on a lawful ground.

This is a significant shift in negotiating power. You're no longer locked into a 12-month fixed term wondering whether the landlord will renew.

Pets

Landlords can no longer unreasonably refuse pets. They can require pet insurance (or take a small additional deposit), but a blanket "no pets" policy is no longer lawful in most circumstances. Tenants must request in writing; the landlord must respond within 28 days with reasons if refusing.

Disrepair: the big extension

This is the part that affects Awaab's Law directly.

Until now, Awaab's Law applied only to social housing. The Renters' Rights Act 2025 paves the way to extend analogous duties to the private rented sector. The package includes:

• A clear statutory standard for "fit for human habitation"
• A streamlined route for tenants to apply to the First-tier Tribunal (Property Chamber) for repair orders
• Powers for local authorities to issue improvement notices with civil penalties up to £40,000 per breach

These changes are designed to give private tenants stronger protection when a landlord ignores damp, mould, leaks, or broken heating, though some parts are still being phased in.

Decent Homes Standard for PRS

A new Decent Homes Standard for the private rented sector is being introduced on a longer timetable the government is still confirming (expected later this decade). Once in force, properties failing the standard can be subject to enforcement action and rent repayment orders.

A national landlord database

Private landlords will have to register on a new national database, expected from late 2026. The database is designed to be searchable by tenants, so before you sign a tenancy you can check whether your prospective landlord has a record of enforcement action.

What hasn't changed

• Rent caps were dropped from the final Act
• The deposit cap remains at five weeks' rent for tenancies under £50,000/year
• The social-housing statutory redress remit doesn't change, it still doesn't cover private landlords (yet, that's an open consultation question)

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

You don't have to wait for every provision to come into force. The repair duties under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 already apply to you.

If your landlord has ignored a written repair request for more than 21 days, you may already have a claim. Talk to us free, we'll tell you honestly whether you should claim with us, complain directly, or apply 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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