Key provisions of the Renters' Rights Act 2025 in force from 1 May 2026.

A reminder that from 1 May 2026 assured shorthold tenancies (ASTs) are abolished. All existing ASTs will convert to monthly assured periodic tenancies (APTs). New residential lettings of properties in England will be required to be APTs unless specifically excluded. 

Examples of such excluded tenancies are - long leases of over 21 years, lettings of high value properties (yearly rent exceeding £100,000), at no or low annual rents and lettings to companies. The latter may still be created using a common law tenancy.

From 1 May 2026, section 21 ‘no fault’ eviction notices cannot be served. If such a notice has been served on or prior to 30 April 2026, the deadline to commence court proceedings for possession is 31 July 2026. If a valid section 21 Notice has been served prior to 1 May 2026 and possession proceedings have commenced, the section 21 Notice will remain valid and the tenancy will remain an AST until the possession proceedings are concluded.

The other changes coming into force under the Act include -

• reforms to the grounds of possession, 

• restrictions on rent reviews - it will not be possible to include contractual rent review provisions in the tenancy – rent reviews will be under the statutory process in the Act and may not take place more than once a year. 

• landlords being obliged to act reasonably when tenants request consent for a pet at the property.

• anti-discrimination provisions relating to renters with children and those on benefits.

• requirements for a written statement of key terms of the tenancy to be provided 

  • before a new APT is entered into 

  • to existing tenants by 31 May 2026.

• landlords and letting agents will be 

  • required to publish the asking rent 

  • prohibited from asking for, encouraging bids or accepting bids above the published asking rent.

• tenants being able to challenge rent that is not a market rent

• rent instalments cannot be greater than monthly in advance and cannot be required to be paid before the rent payment day.

The changes being brought into effect as mentioned above will not initially apply to the social rented sector.