2nd February 2026 | Claire Levy | Residential Property, Renters' Rights Act, Property

The Renters’ Rights Act 2025 brings significant reform to England’s private rented sector. The Act received Royal Assent on 27 October 2025.

However, most of its changes are expected to come into force from 1 May 2026, these include:

  • Removal of fixed-term assured shorthold tenancies (ASTs), replacing them with rolling periodic assured tenancies. Tenants can terminate giving at least 2 months notice (expiring at the end of the rent period).
  • The abolition of section 21 “no-fault” evictions. Landlords will need to seek possession from tenants using one of the Section 8 Grounds (which have been substantially modified). Court proceedings will be required if the tenants refuse to leave upon expiry of a Section 8 Notice.
  • Rent increases will be limited to once a year through a formal process, with tenants able to challenge increases they believe exceed market levels.
  • Awaab’s Law extended to tenants, allowing them to challenge hazardous conditions within properties and require landlords to act within prescribed timescales.
  • Fairness introduced on discriminating against potential tenants who have children or receive benefits.
  • Landlords cannot unreasonably refuse consent to a tenant wishing to keep a pet at the Property.

These reforms are expected to impact the property market, particularly where properties are sold with tenants in situ. Some landlords may reassess their portfolios in response to increased regulation and longer possession timeframes, which may lead to more tenanted properties being offered for sale. This is likely to increase the importance of pricing and planning around vacant possession.

What this means for you

  • Landlords should plan early for compliance, possession and potential sales.
  • Buyers must understand tenancy status and whether vacant possession is realistic.
  • Sellers of tenanted property should seek early advice to avoid delays.

 

To find out more, contact Claire Levy or the Residential Real Estate team. 

 

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