The Renters' Rights Act 2025 — what changes and when
The UK government has passed the Renters' Rights Act 2025, the biggest overhaul of rental law in a generation. Here's what it means for tenants in England, in plain English.
Key points at a glance
- Section 21 "no-fault" evictions are being abolished
- Fixed-term tenancies will become rolling month-by-month contracts
- Rent increases will be limited to once per year with proper notice
- Landlords must use specific legal grounds to evict you
- Most changes come into force during 2026
What is the Renters' Rights Act?
The Renters' Rights Act 2025 (previously known as the Renters' Reform Bill) is a major piece of legislation passed by the UK government that significantly shifts power towards tenants in the private rented sector in England.
The law is now on the books, but most changes haven't yet come into force. The government is expected to introduce a "commencement date" during 2026, after which the new rules will apply to all tenancies — both new and existing ones.
What's being abolished: Section 21
Currently, landlords can evict you using a Section 21 notice without giving any reason. This is known as a "no-fault eviction." These have been widely criticised for giving tenants insecurity and being used to punish tenants who complain about conditions.
Once the Act comes into force, Section 21 will be abolished. Landlords will only be able to evict you using specific "Section 8" grounds, such as:
- Serious rent arrears (typically 2+ months)
- The landlord genuinely needs to move into the property
- The landlord is selling the property
- Anti-social behaviour by the tenant
- Serious breach of tenancy agreement
This means once the Act is in force, you cannot be evicted simply because your landlord wants a higher-paying tenant or doesn't like you.
Fixed-term tenancies becoming rolling contracts
Most private tenancies are currently "fixed-term" — you sign a 12-month contract and you're locked in. Under the new law, all tenancies will become periodic (rolling) from the start. This means:
- You won't be locked into a fixed term — you can leave with 2 months' notice at any time
- Landlords can no longer automatically end your tenancy when the "fixed term" ends
- You get more flexibility if your circumstances change
Rent increase rules
Landlords will only be able to raise your rent once per year, and must give you at least 2 months' notice in writing. If you think the increase is above market rate, you will be able to challenge it through a First-tier Tribunal — and the tribunal cannot set the rent higher than what the landlord proposed.
When does this affect me?
⚠️ Important
Until the commencement date is confirmed, the current rules still apply. Your landlord can still serve a Section 21 notice now. Keep checking back — we'll update this page as dates are confirmed.
What should I do now?
- Document everything — start logging any maintenance issues now so there's a dated record
- Know your current rights — even before the Act comes in, landlords must follow strict rules on eviction notice periods and deposit protection
- Don't be afraid to complain — if you raise a repair issue and your landlord serves a Section 21 shortly after, this is known as a "retaliatory eviction" and may be invalid