What new renters' rights do tenants have?

Say goodbye to assured shorthold tenancies

The Act will abolish assured shorthold tenancies (ASTs). Moving forward, all tenancies will be assured periodic tenancies (APTs). This means that tenants will rent on a rolling basis with no fixed end date and can end their tenancy anytime, by providing at least two months’ notice. 

 The transition from ASTs to APTs in the PRS is due to take place from 1 May 2026.

No more no-fault evictions

No-fault evictions, also known as section 21 notices, have allowed landlords to evict tenants without needing to provide a reason. Under the Act, no-fault evictions will be abolished. If a landlord wants to evict a tenant, they must meet one of the grounds under a section 8 notice. These grounds are due to be extended to allow landlords to evict tenants fairly. 

The new extended section 8 procedure is due to start from 1 May 2026. For more information on the current grounds under section 8, please read Repossessing property - section 8 notices.

Challenging rental increases

The Act will make rent review clauses, which automatically increase rental payments, within tenancy agreements, invalid. Instead, landlords will need to follow a strict procedure to increase the rent.

If you believe that your landlord has increased your rent excessively, unfairly, or without following the new procedure, you have the right to challenge the rental increase. 

Tenants can apply to the First-tier Tribunal (Property Chamber) to check the validity of the rental increase notice or the rental increase amount. Even if the tribunal finds that the market rate for rent is higher than the landlord’s proposed increase, they cannot order a rent higher than the amount the landlord proposed. 

Any new rent order made by the tribunal will only take effect after it has been made and cannot be backdated to the date the landlord originally specified.

The limits to rent increases are due to begin from 1 May 2026. Challenges to rental increases will likely be available from that date as well.

Deposit protections

The rules surrounding deposits (such as limit caps) will remain largely unchanged. The Act has updated the rules to apply to APTs. Where a tenancy under an AST converts to an APT, the tenant’s deposit must remain protected. Landlords will be required to:

• put all tenant deposits in a government-approved tenancy protection scheme

• provide tenants with the required prescribed information, and 

• comply with all the scheme requirements 

There will be stricter penalties in place for landlords who have not protected deposits correctly, including the inability to evict tenants unless evicting for serious criminal or anti-social behaviour.

 These changes will likely take effect when the transition from ASTs to APTs is implemented.

Protection against tenant discrimination

In England and Wales, the Act makes it illegal for landlords and agents to have blanket policies that discriminate against potential tenants (or contract holders) who have children or claim benefits, unless they can prove the discrimination falls within one of two exceptions. This means a landlord or agent cannot:

• prevent them from enquiring about or viewing the property

• block their access to information about the property

• prevent them from entering into a tenancy (including an occupation contract)

• apply any policy, rule, or practice that makes it harder for you to get a tenancy than for other people

Protections against tenant discrimination will apply from 1 May 2026 onwards.

Pet rights

All new tenants will have the right to keep a pet in their rented property from 1 May 2026, provided they get their landlord's permission first. Landlords cannot unreasonably refuse such a request.

To request to keep a pet:

• you must submit a written request to the landlord, including a description of the pet

• your landlord must respond within 28 days, either consenting or refusing with reasons provided

This 28-day response period can be extended by the landlord if they need additional information or need to seek consent from a superior landlord (ie the property owner or head landlord under a sublet).

Your landlord must not unreasonably withhold their consent. Reasonable grounds for refusal might include:

• for sublets:

  • the superior landlord refuses to give permission

  • the original tenancy has an absolute ban on all pets

• other practical, case-by-case reasons (eg the property is too small for the pet, there are already too many pets in the building, or the pet isn't suitable for that type of home)

Health and safety in rented property

The Act is extending major social housing standards to the PRS.

The Decent Homes Standard

The Decent Homes Standard is a set of criteria used to define a quality home that currently only applies to social housing. This change is designed to extend a tenant’s right to a house which is fit for human habitation. 

The Act gives the government power to set specific requirements that must be met by qualifying residential premises (which will include APTs and houses in multiple occupation), such as:

• ensuring the structure and components of the home are in a good, reasonable condition

• requirements for facilities provided in the home

• requirements for the safety and security of the tenants

• rules for keeping the property at a suitable temperature (ie effective heating and insulation)

The local council will be responsible for enforcing the Decent Homes Standard in accordance with the Housing Health and Safety Rating System. 

The government hopes to introduce the Decent Homes Standard between 2035 and 2037.

Awaab’s Law

Awaab’s Law, introduced as part of the Social Housing (Regulation) Act 2023, which currently only applies to social rented housing, will now also apply to the PRS. It will imply terms into Tenancy agreements, requiring private landlords to address property hazards in a timely manner, including:

•  serious mould

• damp 

• structural issues 

The exact time limits for landlords to take action will be set out in future regulations. The law is also expected to be extended to cover certain types of licences to occupy. The government will provide further guidance on which licences will be covered.

Awaab’s law is due to be implemented at the same time as the Decent Homes Standard. This is expected to be from 2035 onwards, although a precise start date has yet to be announced.

Other changes affecting landlords

This guide covers changes that predominantly affect tenants under the Renters’ Rights Act 2025. There are more landlord-specific changes that are due to come in as well, including:

• expansion of the section 8 grounds - possession grounds will be balanced fairly between the landlord’s and tenant’s rights, and will ensure landlords can recover their property when reasonable

• no more advanced rental payments - landlords will not be able to require tenants to provide pre-tenancy or advanced rental payments

• strengthening rent repayment orders 

• the introduction of the Private Rented Sector Database - designed to help landlords manage their legal obligations and provide more transparency for tenants entering into rental agreements

• a new landlords’ redress scheme - this will allow tenancy disputes to be resolved with a legally binding decision out of court 

For more information on these, read The landlord's guide to the Renters' Rights Act.

Timeline of PRS reforms

This timetable covers changes to the PRS that affect tenant rights and protections, and landlord requirements. 

TL;DR

This is a lengthy update on your renters’ rights. If you take anything away from this guide, it should be which dates the changes commence.

From 1 May 2026:

• no-fault, section 21 evictions will be abolished, and landlords must use the expanded section 8 process with a legally valid reason

• assured shorthold tenancies will be replaced by assured periodic tenancies, giving tenants rolling contracts and the ability to leave with two months' notice

• tenants get a statutory right to request a pet and protection against discrimination based on having children or claiming benefits

• automatic rent review clauses will be banned, and tenants can challenge excessive rent hikes without penalty

Other changes expected from 2035 onwards will include requirements for landlords to comply with the forthcoming Decent Homes Standard and Awaab's Law, and to register on the new Private Rented Sector Database.

Further guidance on when all changes are expected to take effect is anticipated in due course.

If you have any questions or concerns about these changes, do not hesitate to Ask a lawyer.