The Renters’ Rights Act 2025 came into force on 1 May 2026. It changed how tenancies work in England across several areas: the type of tenancy you can offer, how to end a tenancy, how to increase rent, how to handle pet requests, and what you can ask for before a tenancy begins. This checklist asks you about your current practices and identifies any areas where they do not meet the current rules.
How to use this tool
- Answer the yes/no questions about your current practices.
- Use “Not sure” if you do not know the current state of your processes.
- Your results will list compliant areas and any gaps, with specific guidance and links to related tools for each gap found.
Understanding your results
A result of “compliant” for an area means your answers are consistent with the RRA 2025 requirements covered in this checklist. A result of “non-compliant” means at least one answer in that area indicates a practice that does not meet the current rules. The guidance for each gap tells you what to change and points to further tools where relevant. This checklist covers the main areas of the RRA 2025 that apply to private landlords in England. It does not cover all landlord obligations under all legislation. If you are uncertain about your legal position, seek advice from a qualified solicitor or a landlord association such as the NRLA.
What the Renters’ Rights Act 2025 changed
The Renters’ Rights Act 2025 received Royal Assent on 24 October 2025 and came into force in England on 1 May 2026. Key changes for landlords include: the abolition of fixed-term assured shorthold tenancies, the removal of Section 21 ‘no-fault’ eviction rights, the restriction of rent increases to once every 12 months via Section 13 notice only, a requirement to consider written pet requests from tenants, and a prohibition on requesting more than one month’s rent in advance. Existing tenancies in place before 1 May 2026 converted to periodic assured tenancies on that date. The Act applies to England only. Wales operates under the Renting Homes (Wales) Act 2016.
Related tools
Legal context
The Renters’ Rights Act 2025 abolishes assured shorthold tenancies and Section 21 no-fault eviction for new and existing tenancies from a date to be confirmed by secondary legislation (expected late 2025 or 2026). All existing assured shorthold tenancies will automatically convert to periodic assured tenancies. Landlords must ensure they are using the updated Section 8 grounds and prescribed forms from the implementation date.
Frequently asked questions
When does the Renters Rights Act 2025 come into force?
The Renters Rights Act 2025 comes into force in England on 1 May 2026. From that date, Section 21 no-fault evictions are abolished, all assured shorthold tenancies become periodic, and new tenancies cannot be granted as fixed terms. Existing fixed-term tenancies in force on 1 May 2026 automatically become periodic at the end of their fixed term.
What does Section 21 abolition mean in practice?
Section 21 notices cannot be served or relied upon in court proceedings from 1 May 2026. All possession claims must rely on one or more of the specified grounds in Schedule 2 of the Housing Act 1988 as amended by the RRA 2025. Landlords can no longer regain possession simply because a tenancy period has ended.
What happens to existing fixed-term tenancies after 1 May 2026?
Fixed-term tenancies in force on 1 May 2026 continue until their contractual end date, at which point they automatically become periodic tenancies on the same terms. Landlords cannot grant new fixed-term assured tenancies for properties in England after 1 May 2026. Scotland and Wales have separate legislation already in force.
Can landlords still refuse to allow pets under the RRA 2025?
Under Section 17 of the Renters Rights Act 2025, landlords cannot unreasonably refuse a written request to keep a pet. The landlord must respond within 28 days, either granting permission with or without conditions, or refusing with a written reason. Requiring the tenant to take out pet insurance or to pay a slightly higher deposit within the deposit cap is permissible.
How does rent increase work under the RRA 2025?
Rent increases must be made using a Section 13 notice on Form 4 (updated version), with at least 2 months written notice. Landlords cannot impose more than one increase in any 12-month period. The proposed rent cannot exceed the market rent for the property. Tenants can apply to the First-tier Tribunal (Property Chamber) to challenge the proposed rent before the effective date.
What does the ban on rental bidding wars mean?
From 1 May 2026, landlords and agents cannot invite or accept offers above the advertised rent. Listing a property below the intended asking price and then inviting higher bids is prohibited. The ban is intended to prevent the practice in high-demand areas where tenants were pressured to offer several months rent in advance.
How is advance rent affected by the RRA 2025?
Landlords cannot require more than 1 month rent in advance at the start of a tenancy. Requesting first and last month or any larger advance payment is prohibited. This cap is in addition to the existing deposit cap under the Tenant Fees Act 2019.
Does the Renters Rights Act 2025 apply in Wales and Scotland?
The Renters Rights Act 2025 applies in England only. Wales operates under the Renting Homes (Wales) Act 2016, which abolished fixed-term occupation contracts and no-fault evictions from December 2022. Scotland has a separate private residential tenancy regime under the Private Housing (Tenancies) (Scotland) Act 2016, which already prohibits fixed-term tenancies and no-fault evictions.
How should landlords update existing tenancy agreements for RRA compliance?
Existing tenancy agreements do not need to be rewritten before 1 May 2026. The Act amends their terms by operation of law. Any tenancy agreement term that conflicts with the Act, such as a clause permitting Section 21, becomes void but does not invalidate the rest of the agreement. Landlords should issue tenants with a written summary of the new terms if asked.
What penalties apply for non-compliance with the RRA 2025?
Civil financial penalties issued by local authorities can reach £7,000 for a first offence and £40,000 for repeat offences. Tenants can apply to the First-tier Tribunal for a rent repayment order covering up to 12 months rent. Offences such as harassment and illegal eviction remain criminal under the Protection from Eviction Act 1977.