The Renters’ Rights Act 2025 Is Now Law — What It Means for Tenants in England

The Biggest Change to Renting in a Generation

For years, millions of renters in England have been calling for stronger protections. Now, they have them.

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. Its landmark first phase came into force on 1 May 2026. These changes affect every private tenant in England, whether you started renting last week or have been in the same home for a decade. If you are a social housing tenant, the reforms will apply to you too — but on a separate timeline, as the government works with social landlords and the Regulator of Social Housing on implementation. Those changes are expected to follow in Phase 2 of the rollout.

The government estimates that these reforms will benefit around 11 million renters across England. You may also know this legislation as the Renters’ Rights Bill – the name it carried through Parliament before receiving Royal Assent in October 2025. Whether you’ve been following the Bill’s progress for years or are only just hearing about these new protections, this guide will walk you through exactly what has changed and what it means for you. Industry figures have called it the biggest shift in rental law in a generation.

At CEL Solicitors, we welcome these changes wholeheartedly. We work every day with tenants who have been let down by their landlords: people living in cold, damp, or dangerous homes, or who have had their deposit unfairly withheld. These new laws give tenants more power to stand up for their rights. And we are here to help you use them.

What Has Changed? The Key Reforms at a Glance

Section 21 ‘No-Fault’ Evictions Are Abolished

This is the headline change. And it is a big one.

From 1 May 2026, private landlords can no longer use Section 21 notices to evict tenants without giving a reason. Previously, a landlord could serve a Section 21 notice simply to end your tenancy, with no explanation required. This power is now gone for private tenants. Social housing tenants are not yet covered by this change, but will be in due course.

If a landlord wants you to leave, they must rely on one of the legal grounds set out in Section 8 of the Housing Act 1988. These grounds include things like serious rent arrears or the landlord genuinely needing to move back into the property. Court proceedings will be needed if the tenant does not agree to leave.

This is a significant shift in the balance of power between landlords and tenants.

All Private Tenancies Are Now Periodic (Rolling)

Fixed-term assured shorthold tenancies (ASTs) no longer exist in the private rented sector.

From 1 May 2026, any existing fixed-term private tenancy automatically became a periodic (rolling) tenancy. New tenancies must also be set up as periodic from the outset.

A periodic tenancy rolls on from month to month, with no fixed end date. As a tenant, you can end your tenancy by giving two months’ notice at any time.

Fairer and More Transparent Rent Rules

Landlords can now only raise your rent once per year, and they must give you at least two months’ written notice using a formal Section 13 notice. Any increase must reflect actual market rates. Landlords cannot use rent hikes as a way of forcing tenants out.

If you think a proposed increase is unreasonable, you have the right to challenge it at the First-tier Tribunal. This is an independent body that can assess whether the increase is fair.

The Act also bans so-called ‘rental bidding wars’. Landlords must advertise a set asking price and cannot accept or encourage offers above it. Doing so can result in a fine of up to £7,000.

Limits on Up-Front Payments

Landlords can no longer demand large sums of money up front. New rules restrict how much rent can be requested before a tenancy begins, and landlords cannot demand more than one month’s rent at a time once an agreement is signed.

Anti-Discrimination Protections

It is now unlawful for a landlord to refuse to rent to someone simply because they receive housing benefit or Universal Credit, or because they have children. Adverts that include terms like ‘no DSS’, ‘no benefits’, or ‘no Universal Credit’ are now illegal.

Everyone deserves a fair chance at finding a safe home.

The Right to Keep a Pet

Landlords cannot unreasonably refuse a tenant’s request to keep a pet. Reasonable grounds for refusal may include another tenant’s allergy, the property being too small, or restrictions under a lease. But a blanket ‘no pets’ policy is no longer acceptable.

If you would like to understand the background to these reforms, we have covered the journey to this point in detail. Read our earlier guide to the Renters’ Rights Bill here.

Awaab’s Law: Coming to the Private Rented Sector

One of the most significant future changes under the Renters’ Rights Act is the planned extension of Awaab’s Law to the private rented sector.

Awaab’s Law is named after Awaab Ishak, a two-year-old boy who died in December 2020 after prolonged exposure to damp and mould in his social housing home in Rochdale. His death was a tragedy that shocked the country and prompted urgent reform.

The law was originally introduced for social housing in October 2025, requiring social landlords to investigate and address dangerous hazards, including damp and mould, within strict and legally defined timeframes.

The Renters’ Rights Act includes provisions to extend these same protections to the private rented sector. This is expected to be introduced in Phase 3 of the rollout, subject to government consultation on the precise timescales. No implementation date has yet been confirmed.

When Awaab’s Law does come into force for the private sector, private landlords will be legally required to investigate and remedy serious hazards, including damp and mould, within set timeframes, with tenants able to take enforcement action through the courts if landlords fail to act.

What Can You Do About Damp and Mould Right Now?

You do not have to wait for Awaab’s Law to extend to the private sector. Private landlords already have legal duties to keep your home safe and in good repair.

Under the Landlord and Tenant Act 1985 and the Housing Health and Safety Rating System (HHSRS), your landlord must:

• Keep the structure and exterior of your home in good repair
• Ensure your home is free from hazards that could affect your health or safety
• Address reported problems within a reasonable timeframe

Damp and mould are recognised health hazards under the HHSRS. If your landlord has been told about the problem and failed to act, you may already have grounds to make a housing disrepair claim.

The key steps are:

• Report the problem to your landlord in writing (text or email is fine)
• Keep a record of all communication and take photographs
• Give your landlord a reasonable amount of time to respond
• If they do not act, contact a solicitor who specialises in housing disrepair

At CEL Solicitors, we handle housing disrepair claims on a no-win, no-fee basis. If your landlord is ignoring problems that are affecting your health or safety, we can help you take action. You are not alone.

New Tools for Transparency and Dispute Resolution

The Act introduces two additional measures that will roll out in later phases:

A Private Rented Sector (PRS) Database: From late 2026, all landlords in England will be required to register their properties. Tenants will be able to check whether their landlord is properly registered.

A Private Rented Sector Landlord Ombudsman: All landlords must join this new dispute resolution scheme. The Ombudsman will handle complaints quickly and fairly. Crucially, its decisions will be legally binding on landlords. This gives tenants a real alternative to going to court.

Your Landlord Has Also Been Required to Tell You About These Changes

One important practical point: private sector landlords are required to provide all existing tenants with the official Government Renters’ Rights Act Information Sheet by 31 May 2026.

If you have not received the document by this time, your landlord may be in breach of their obligations. It is worth noting this and asking for it in writing.

Renters’ Rights Act 2025: Key Dates and Timeline

The Renters’ Rights Act is being introduced in phases. Here is a summary of what has happened, what is happening now, and what is still to come.

New Laws Are Only as Good as the Landlords Who Follow Them

Here is the difficult truth.

The Renters’ Rights Act 2025 is a genuine step forward for renters in England. But a law is only as strong as the people it is supposed to bind. And some landlords, despite these protections, are still failing their tenants.

We are still seeing:

• Tenants living with damp, mould, broken heating, and serious disrepair. These are conditions that are harmful to health and that their landlords have repeatedly ignored or refused to fix.
• Deposits not protected. These are tenants who have done nothing wrong, yet their landlord fails to follow very clear laws pertaining to the protection of the tenant’s deposit.

These are not just frustrating situations. They are situations where you have legal rights and may be entitled to compensation.

If Your Home Is in a State of Disrepair

Under English law, landlords have a duty to keep your home safe and in good repair. This is not new. It has been the law for decades under the Landlord and Tenant Act 1985 and the Housing Health and Safety Rating System. The Renters’ Rights Act builds on this further, and when Awaab’s Law is eventually extended to the private sector, it will introduce strict timeframes for addressing serious hazards too.

If your landlord has failed to carry out repairs, particularly if you have reported problems in writing and they have ignored you, you may have a valid housing disrepair claim.

Common issues that can form the basis of a claim include:

• Damp and mould
• Broken boilers or no heating
• Structural problems
• Pest infestations
• Water leaks and plumbing issues
• Broken windows or doors

You do not have to put up with unsafe living conditions. This applies whether you rent privately or through a social landlord. Housing disrepair claims are open to tenants in both sectors.

For private tenants in particular, the abolition of Section 21 is a landmark moment for disrepair claims. Previously, one of the biggest barriers to reporting disrepair was the very real fear that a landlord could respond by serving a Section 21 notice — a retaliatory eviction in all but name. That threat has now been removed. Private tenants can hold their landlord to account for disrepair without fear that doing so will cost them their home.

Find out more about housing disrepair claims here.

If Your Deposit Has Not Been Protected

When you pay a tenancy deposit, your landlord is legally required to protect it in a government-approved scheme. They must also give you certain information about the scheme within 30 days of receiving the deposit.

If your landlord fails to do this, you may be entitled to claim compensation of between one and three times the deposit amount.

Common problems we see include:

• Deposits that were never placed in a scheme at all
• Deposits placed in a scheme late
• Tenants who were never given the required information about the scheme

If any of these apply to you, you are not alone. It happens more often than you might think. CEL Solicitors can help you get back what you are owed.

Find out more about tenancy deposit claims here.

Practical Steps to Protect Yourself Right Now

Whether you are a new renter or have been in your home for years, here are some simple steps you can take today:

Check your deposit. Ask your landlord for the name of the scheme your deposit is held in and verify it directly with that scheme. You can check online using the deposit amount and your tenancy start date.

Document everything. If you have any concerns about repairs, take photos and keep copies of any messages or letters you have sent to your landlord. Dates matter.

Report repairs in writing. Always notify your landlord of problems in writing (email is fine) so there is a clear record. If they do not respond, follow up in writing again.

Check you received your information sheet. If you are an existing private tenant, your landlord should provide you with the official Renters’ Rights Act 2025 Information Sheet by 31 May 2026.

Get advice early. The sooner you speak to a solicitor, the better protected your evidence and your case will be.

Frequently Asked Questions

Is the Renters’ Rights Act 2025 the same as the Renters’ Rights Bill?

Yes. The Renters’ Rights Bill was the name given to the legislation while it was making its way through Parliament. It received Royal Assent on 27 October 2025 and became the Renters’ Rights Act 2025. The two terms refer to the same legislation.

When did the Renters’ Rights Act come into force?

The first phase of the Renters’ Rights Act came into force on 1 May 2026. This is when the abolition of Section 21 no-fault evictions took effect, along with the move to periodic tenancies and the new rent increase rules. Further phases are expected to follow, including the extension of Awaab’s Law to the private rented sector.

Does the Renters’ Rights Act apply to existing tenancies?

Yes. From 1 May 2026, all existing fixed-term private tenancies automatically became periodic (rolling) tenancies. The new rules — including the ban on Section 21 evictions and the limits on rent increases — apply to existing tenants, not just those who have started new tenancies since the Act came into force.

Can my landlord still evict me?

Your landlord can no longer use a Section 21 notice to evict you without giving a reason. If they want you to leave, they must rely on one of the legal grounds set out in Section 8 of the Housing Act 1988 — for example, serious rent arrears or a genuine need to move back into the property. Court proceedings will be needed if you do not agree to leave. If you have received an eviction notice and are unsure of your rights, it is worth speaking to a solicitor.

What are my rights if I want to keep a pet?

Under the Renters’ Rights Act, your landlord cannot unreasonably refuse a request to keep a pet. They can still say no in certain circumstances — for example, if another tenant has a serious allergy, if the property is too small, or if the lease contains restrictions. However, a blanket ‘no pets’ policy is no longer acceptable. If your landlord refuses without a reasonable reason, you may be able to challenge that decision.

What does the Renters’ Rights Act mean for damp and mould?

The Act includes plans to extend Awaab’s Law to the private rented sector, which will require landlords to deal with damp, mould, and other serious hazards within strict timeframes. This has not yet come into force for private tenants. However, private landlords already have legal duties to keep your home safe and free from hazards under existing law. If your landlord is ignoring damp or mould that is affecting your health, you may be able to make a housing disrepair claim now.

Does the Renters’ Rights Act apply in Wales?

No. The Renters’ Rights Act applies to England only. Housing law in Wales is devolved, and Wales has its own separate legislation covering the private rented sector. CEL Solicitors operates across England and Wales, but in Wales, different rules apply to tenants and landlords.

My landlord has discriminated against me because I receive housing benefits. What can I do?

Since 1 May 2026, it is unlawful for a landlord to refuse to rent to someone simply because they receive housing benefit, Universal Credit, or other benefits. Adverts using terms like ‘no DSS’ or ‘no benefits’ are now illegal. If you believe a landlord has discriminated against you on this basis, you may have the right to take action. Speak to a solicitor to understand your options.

Think You Have a Housing Disrepair Claim?

The Renters’ Rights Act gives tenants in England some of the strongest protections they have ever had. But knowing your rights is only half of it. If your landlord is failing to live up to their legal obligations — whether that is ignoring damp and mould, leaving repairs undone, or refusing to maintain a safe home — you deserve to have someone in your corner.

At CEL Solicitors, we work on a no-win, no-fee basis. That means there is no financial risk to you in finding out whether you have a claim. We will listen to what you have been through, advise you honestly, and if we can help, we will fight your case with everything we have.

Talk to CEL Solicitors today on 0151 909 8212 or start your housing disrepair claim online. It costs nothing to find out where you stand.