Your Rights as a Private Renter

The way private renting works in England is changing significantly. The Renters' Rights Act 2025 — which received Royal Assent on 27 October 2025 — is one of the most significant pieces of housing legislation in a generation. The first phase of the new rules comes into force on 1 May 2026.

Whether you are already renting or are thinking about moving into a private tenancy, it is important to understand what these changes mean for you. This guide explains the key changes, when they come into effect, and what you should do to protect your rights.

1. The end of 'no-fault' evictions

One of the most significant changes is the abolition of Section 21 evictions, also known as 'no-fault' evictions. Under the old rules, a landlord could give you a Section 21 notice and require you to leave without providing any reason, once your fixed-term contract had ended.

From 1 May 2026, this will no longer be possible. If your landlord wants you to leave, they must have a specific, legally valid reason, known as a 'possession ground', and must serve a Section 8 notice.

Valid possession grounds include situations such as:

• The landlord wants to sell the property

• The landlord, or a close family member, wants to move into the property

• You are in significant rent arrears

• You have been engaging in anti-social behaviour

This is a major protection. Citizens Advice advisers were helping approximately 100 people every day with Section 21 issues before the law changed. Tom MacInnes, Director of Policy at Citizens Advice, said the Act 'marks a huge step forward for private renters, who for too long have had few protections while landlords have held all the cards.'

2. From fixed-term to rolling tenancies

From 1 May 2026, fixed-term Assured Shorthold Tenancies (ASTs) will be abolished. All tenancies will become 'periodic' — meaning they roll on indefinitely, rather than ending on a specified date.

This works as follows:

• If your tenancy starts on or after 1 May 2026, it will automatically be a periodic tenancy with no end date

• If your tenancy started before 1 May 2026 with a fixed end date, it will convert to a periodic tenancy on that date

• As a tenant, you can end a periodic tenancy at any time by giving two months' notice (increased from one month under the old rules)

• Your landlord can only end the tenancy by serving a Section 8 notice citing a valid possession ground

This provides much greater security. You will no longer face the uncertainty of a contract expiring and having to negotiate — or fear that your landlord will simply not renew. The Citizens Advice website confirms that the new rules apply to all private tenants, whatever the start date of their tenancy.

Source: Citizens Advice, Preparing to rent from a private landlord.

3. Rent increases — new limits and protections

From 1 May 2026, there are stricter rules around how and when your landlord can increase your rent:

• Rent increases will be limited to once per year

• Your landlord must give you at least two months' notice of any proposed increase, using a formal Section 13 notice

• Any increase must reflect actual market rates — landlords cannot use rent increases to force you out

• You will have the right to challenge an increase you believe is excessive by applying to a tribunal

The introduction of a Private Rented Sector Landlord Ombudsman will also give you a new route to resolve disputes, including disputes about rent. Importantly, the Ombudsman's decisions will be legally binding. Source: GOV.UK, Guide to the Renters' Rights Act 2025.

If you are worried about a rent increase and are not sure whether it is fair, Citizens Advice Eastbourne can help you understand your options before you challenge it or agree to it.

4. Upfront rent and deposits — what landlords can ask for

From 1 May 2026, landlords will not be allowed to ask for rent in advance before you have both signed the tenancy agreement. Once you have signed:

• Your landlord can ask for a maximum of one month's rent in advance

• You cannot be asked for several months' rent upfront as a condition of moving in

• Once you have moved in, you are only responsible for paying the current month's rent

This change addresses a significant barrier to renting, particularly for people on lower incomes or benefits.

Source: GOV.UK, Renters' Rights Act Information Sheet 2026.

5. Pets and discrimination — new protections

The new Act introduces two important protections that affect who can rent and how:

Pets

You now have the legal right to request permission to keep a pet in your rented home. Your landlord must consider the request and cannot refuse it unreasonably. If they do allow a pet, they can ask you to take out pet insurance to cover any potential damage. Citizens Advice confirms this right applies under the new tenancy rules.

Source: Citizens Advice, Preparing to rent from a private landlord.

Discrimination on benefits or family status

From 1 May 2026, it will be illegal for a landlord to refuse to rent to you solely because you receive housing benefit or Universal Credit, or because you have children. Adverts that say 'no DSS', 'no benefits' or 'no Universal Credit' will be unlawful. This has long been identified as a discriminatory practice, and the new law gives it clear legal teeth.

Source: GOV.UK, Guide to the Renters' Rights Act 2025.

6. Standards and repairs — Awaab's Law and the Decent Homes Standard

The Act introduces new obligations on landlords to ensure properties are safe and in good repair:

Awaab's Law

Awaab's Law — named after a two-year-old child who died as a result of mould in his social home — was originally introduced for social housing in 2023. The Renters' Rights Act extends it to private tenancies. This means private landlords will be legally required to address hazards such as damp and mould within a specified timeframe. If they fail to do so, you will be able to take enforcement action through the courts.

Source: GOV.UK, Guide to the Renters' Rights Act 2025.

Decent Homes Standard

For the first time, a Decent Homes Standard will apply to the private rented sector. This requires landlords to ensure their properties are safe, in a reasonable state of repair, and free from serious hazards. The Government is consulting on the precise requirements, which will be implemented in a later phase of the Act.

Source: GOV.UK, Guide to the Renters' Rights Act 2025.

7. New national database and Ombudsman

Two new mechanisms will improve transparency and dispute resolution across the private rented sector:

• A national Private Rented Sector Database — all landlords in England will be required to register their properties. The database will be rolled out gradually from late 2026, allowing tenants to check their landlord's registration status.

• A Private Rented Sector Landlord Ombudsman — all landlords must join this new dispute resolution scheme. Unlike previous complaint routes, the Ombudsman's decisions will be legally binding on landlords. This provides a quicker alternative to court for resolving disputes about repairs, deposits and conduct.

Source: GOV.UK, Guide to the Renters' Rights Act 2025.

8. Your landlord must inform you of the changes

Landlords are legally required to provide you with an official Government Information Sheet explaining the changes brought in by the Renters' Rights Act 2025. This must be given to you by 31 May 2026. A landlord who fails to provide it could be fined up to £7,000.

If you have a written tenancy agreement, your landlord does not need to send you a new contract — but they must provide the Government leaflet. If you do not have a written agreement, your landlord must issue one. Source: GOV.UK, Renters' Rights Act Information Sheet 2026.

Quick Roundup: What the Act means for you

The information below summarise the key changes for renters and for landlords.