The way landlords rent out homes in England has changed. The Renters’ Rights Act 2025 gives tenants more protection and introduces new rules for landlords. These changes affect how tenancies work, how rent can increase and when landlords can ask tenants to leave. They could also change how landlords manage their properties in the years ahead. Here is what the new rules mean and how landlords can prepare.
Related: How letting agents help landlords adapt to the Renters’ Rights Act 2025
What is the Renters’ Rights Act?
The Renters’ Rights Act 2025 is a law designed to give tenants more security and improve standards in rented homes. Most of the main changes came into force in England on 1 May 2026. The Act changes several important parts of renting, including:
- How long tenancies last
- How landlords can regain their properties
- How often rent can increase
- How landlords choose tenants
- How requests to keep pets are handled
Tenancies no longer have fixed end dates
Before May 2026, many tenants signed agreements lasting six or twelve months. Now, most private tenancies in England are assured periodic tenancies. This means they continue until the tenant gives notice or the landlord has a legal reason to end them. Tenants generally need to give at least two months’ notice when they want to leave. For landlords, this means planning for tenants who may stay longer or leave at different times of the year.
Landlords can no longer use Section 21
Section 21 allowed landlords to ask tenants to leave without giving a reason, provided they followed the correct legal process. This changed on 1 May 2026. Landlords must now use a valid legal ground under Section 8 if they want to regain possession. For example, landlords may be able to regain their property if they want to sell it, move into it themselves or deal with serious rent arrears. Each reason has its own rules and notice periods. Some also have restrictions on when they can be used. Landlords should understand these requirements before making plans to sell or regain their property.
Related: Essential landlord records often overlooked and why they matter
Rent increases follow clearer rules
Landlords can still increase rent, but they must follow a set process. Under the new rules, landlords generally:
- Can increase rent only once every 12 months
- Must give at least two months’ notice
- Must use the correct Section 13 notice
- Cannot rely on automatic rent increase clauses
Tenants can also challenge a proposed increase at the First-tier Tribunal if they believe it is too high. This makes it important for landlords to set a fair rent based on similar properties in their area.
Rental bidding is no longer allowed
Landlords and letting agents must advertise a clear asking rent. They cannot invite or accept offers above that amount. For example, if a property is advertised at £950 per month, a landlord cannot accept £1,000 from someone offering more to secure the home. This means landlords need to choose a suitable asking rent before advertising.
Tenants have more protection
The Act also changes how landlords deal with applications and requests from tenants.
Families and people receiving benefits
Landlords cannot automatically reject someone because they have children or receive benefits. They can still check whether an applicant can afford the rent, but they must consider each application fairly.
Tenants with pets
Tenants can ask for permission to keep a pet. Landlords must consider these requests and cannot refuse without a reasonable reason. They generally have 28 days to respond, although the rules allow more time in certain situations. This does not mean every pet request must be approved.
What could change in the rental market?
The new rules could affect both landlords and tenants.
Tenants may stay in their homes longer
With no fixed tenancy end dates and stronger protection from eviction, some tenants may choose to stay in one property for longer. For landlords, longer tenancies could mean fewer empty periods and less time spent finding new tenants. However, tenants can still leave by giving the correct notice, so landlords should remain prepared for changes.
Landlords may review their costs
Property repairs, safety checks and legal requirements all cost money. Some landlords may review their rental income and spending to decide whether their property remains a good investment. Keeping a clear record of costs can help landlords make better decisions.
Good property management may become more important
The new rules place greater importance on following the correct steps and keeping proper records. Landlords need to understand tenancy notices, rent increases, repairs and tenant requests. Missing an important requirement could lead to disputes or penalties. This may encourage more landlords to seek professional property management support.
How can landlords prepare?
The best place to start is by reviewing how you manage your rental property. Make sure you understand the new tenancy rules, keep clear records of rent payments, and check that your safety documents are up to date. Follow the correct steps when increasing rent and keep records of repairs and tenant requests. If you need to ask a tenant to leave, seek advice before serving notice. These simple steps can help you avoid problems later.
What does this mean for your rental property?
The Renters’ Rights Act changes how landlords manage tenancies, but renting out a property can still be a worthwhile investment. The important thing is understanding the rules and knowing what to do when circumstances change. At Belvoir, our local lettings teams can help you understand your responsibilities, manage your rental property and keep up with changes in the law. Speak to your local Belvoir team to find out how we can help.
