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Renters' Rights Act 2025 (England)

A plain-English summary of key tenant rights in England. Last reviewed: 16 July 2026.

Not legal advice. This is a plain-English overview for general information only. RentRequests is a matching and introductions platform, not a law firm or advice service. For advice about your specific situation, use a free service such as Citizens Advice or Shelter, or speak to a solicitor.

England only. The Renters' Rights Act 2025 applies to England. If you're renting in Scotland, see the Scottish Government's private renting guide. In Wales, see the Welsh Government's Renting Homes guide. In Northern Ireland, see nidirect's private renting pages.

1. Overview

The Renters' Rights Act 2025 was passed by Parliament in 2025. The main reforms for the private rented sector in England took effect on 1 May 2026. The Act abolishes Section 21 "no-fault" evictions, ends fixed-term assured shorthold tenancies for most new lets, and introduces new rules on rent increases, rent in advance, rental bidding and pets. For the official overview, see the GOV.UK guidance for tenants.

2. End of Section 21 "No-Fault" Evictions

Landlords in England can no longer serve a Section 21 notice to end an assured tenancy without giving a reason. To seek possession, a landlord must rely on one of the statutory grounds in Schedule 2 to the Housing Act 1988 (as amended by the 2025 Act) — for example serious rent arrears, breach of tenancy, anti-social behaviour, or the landlord genuinely wishing to sell or move in. Notice periods depend on the ground being used and, where landlords use the grounds for selling or moving in, they must generally give at least four months' notice.

Even with a valid ground, a landlord must serve the correct written notice and, if you don't leave, apply to court for a possession order. Self-help eviction is unlawful.

3. Rent Increases

  • Rent can only be increased once in any 12-month period.
  • The landlord must serve the prescribed statutory notice (Section 13) giving at least 2 months' notice.
  • You can challenge an increase you think is above market rent at the First-tier Tribunal (Property Chamber).

4. Rental Bidding

Landlords and letting agents must advertise a specific asking rent and can't invite or accept offers above that advertised amount. See the GOV.UK guidance on rental bidding.

5. Deposits, Holding Deposits and Rent in Advance

  • Tenancy deposit cap: generally up to 5 weeks' rent where the total annual rent is less than £50,000, and up to 6 weeks' rent where the annual rent is between £50,000 and £100,000 (Tenant Fees Act 2019).
  • Holding deposit: capped at 1 week's rent.
  • Deposit protection: your tenancy deposit must be protected in a government-approved scheme (TDS, DPS or MyDeposits) within 30 days, and you must be given the prescribed information.
  • Rent in advance (from 1 May 2026 in England): landlords and letting agents can't request, encourage or accept rent in advance before the tenancy agreement is signed. After signing, they generally can't require more than one month's rent in advance.
  • Most other fees (including application, referencing, inventory and admin fees) are banned under the Tenant Fees Act 2019. See the GOV.UK guidance on tenancy fees.
  • If your deposit isn't protected, the court can order compensation of between one and three times the deposit amount.

6. Pets

Tenants have a strengthened right to request a pet. Landlords must consider a written request and can only refuse on reasonable grounds, giving a reason for any refusal.

7. Repairs and Maintenance

Landlord must:

  • Keep the structure and exterior of the property in repair.
  • Keep heating, hot water, gas, electrics and sanitation in working order.
  • Meet existing repairing and fitness duties under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, and address serious hazards under the Housing Health and Safety Rating System. Extension of Awaab's Law and a modernised Decent Homes Standard to the private rented sector is planned for a later phase of implementation, with timing still to be confirmed by government.

You must:

  • Report issues promptly.
  • Keep the property reasonably clean and avoid damage beyond fair wear and tear.
  • Allow access for repairs with at least 24 hours' written notice.

8. Discrimination

The Equality Act 2010 protects tenants from discrimination on grounds including race, sex, disability, religion or belief, sexual orientation, gender reassignment, pregnancy and maternity, age, and marriage and civil partnership. Blanket bans on renting to people receiving benefits or to families with children are also unlawful in England.

9. Ending Your Tenancy

Under the new regime, most new private tenancies in England are assured periodic tenancies. Tenants can generally end a tenancy by giving 2 months' written notice, regardless of how long they have lived in the property.

10. Where to Get Help

11. Contact

If you're having issues with a landlord or agent you met through RentRequests, email hello@rentrequests.com. We can look into platform conduct, but we can't act as your legal representative — please speak to Citizens Advice, Shelter or a solicitor for advice on your rights.

Last reviewed: 16 July 2026.