Renters' Rights Act - Information for Tenants
Renters' Rights Act 2025
Your rights, protections and what to expect under the new reforms
The Renters' Rights Act 2025 is now law, marking one of the most significant reforms to the private rented sector in decades. These changes are designed to enhance protections for tenants, raise housing standards, and provide greater stability, clarity, and fairness across all stages of a tenancy.
This guide sets out the key rights and safeguards being introduced, together with the expected implementation dates, so you can understand exactly how the new rules will support you throughout your tenancy.
What this means for you as a tenant
The new rules are designed to give you clearer rights, stronger protections, and better housing standards throughout your tenancy. As the changes come into force, you will benefit from greater security against unfair evictions, improved clarity over rent increases, stronger safeguards around repairs and property condition, and new routes to resolve issues if they arise.
If your property is managed by a Winkworth office, you can be confident that these changes are already being built into our processes, documentation and property management practices.
Your local office will make sure the correct legal updates are applied, that your rights under the Act are fully observed, and that your home remains compliant with the new standards as each stage of the reforms is introduced.
Your rights covered
Changes for current and new tenancies as of 1st May 2026
Tenancies: Rolling monthly contracts
All tenancies have moved to monthly Periodic Tenancies, giving you greater flexibility. You are no longer tied into fixed terms or break clauses. You can give your landlord two months' written notice to end the tenancy at any point, timed so that it ends on your rent day (or the day before). Your landlord can only ask you to leave by using a valid Section 8 ground. This new system gives you more control over your tenancy and makes the process clearer and fairer.
Your home, your flexibility
Rent in Advance: Fairer up-front costs
For tenancies signed on or after the 1st of May 2026, landlords can no longer require multiple months' rent in advance or take rent before the tenancy is entered into. Once your tenancy has begun, you may choose to offer rent in advance if this better suits your circumstances.
If your tenancy started before the 1st of May 2026 and already included an advance rent arrangement, that arrangement can continue to apply for the life of your tenancy - this change does not cancel existing agreements.
Making renting more accessible for everyone.
Rent: One increase per year
Under the new rules, your rent can only be increased once each year, and your landlord must give you at least two months' written notice using the correct legal form. Old rent-review clauses in tenancy agreements no longer apply. Rent increases are also assessed against the local market rate, with an independent Tribunal available as a backstop to ensure any increase reflects fair, comparable rents in the area.
More predictability for rental costs.
Discrimination: Unlawful to Ban Benefits or Children
Landlords are no longer allowed to refuse you a tenancy because you receive benefits or have children. Any clause in a mortgage, insurance policy or head lease that previously required this type of discrimination is no longer valid. This change ensures you are assessed fairly on your individual circumstances.
Greater fairness and a more inclusive rental market.
Evictions: Greater security for tenants
Section 21 “no-fault” evictions have been abolished, which means your landlord cannot end your tenancy without a valid legal reason. If they need to seek possession, they must rely on one of the permitted Section 8 grounds, such as selling the property or serious rent arrears.
This gives you clearer rights and stronger protection.
Pets: Requesting Consent to Keep a Pet
You have a new legal right to request permission to keep a pet in your home. Your landlord must respond within 28 days of your written request - if they don't, consent is treated as given. They can only refuse if they have a reasonable and legitimate reason, such as a restriction in a superior lease, and they cannot require you to take out pet insurance as a condition of saying yes, although it is recommended that you do.
A more balanced approach to pet-friendly renting.
Other protections
Student Tenancies: Notice Timelines
If you are renting a room in a shared student house (an HMO) that is not purpose-built student accommodation, your landlord must confirm that you are a full-time student (or are expected to become one) at the start of the tenancy and must give you written notice before the tenancy begins if they intend to recover possession at the end of the academic year. The tenancy cannot be signed more than six months before it starts. If they do need the property back, they must give you at least four months' notice, with the tenancy ending between 1st June and 30th September ahead of re-letting to another student.
Greater certainty for students throughout the academic year.
Bidding: No Rent Bidding
Landlords and agents cannot invite or accept offers above the advertised rent. The price you see when a property is marketed must be the maximum price you are asked to pay, with no pressure to outbid other applicants. This ensures a fairer, more transparent renting process and protects you from being drawn into competitive bidding.
The advertised rent is the final rent - no bidding, no pressure.
2026 PRS Database & Landlord Ombudsman: Stronger Protection for Tenants
From late 2026, every landlord will need to register on the national PRS database (“Register your rental property”) before they can let a property. They will also need to join the new Landlord Ombudsman scheme, expected to become mandatory in 2028, giving you access to independent dispute resolution if something goes wrong.
These changes will ensure your landlord is properly registered, accountable, and part of a system designed to help you resolve issues fairly and transparently.
Decent Homes Standard: Higher Standards for Your Safety
From 2035, the Decent Homes Standard will apply in the private rented sector, giving you the right to a home that is safe, well-maintained, and free from serious hazards. Awaab's Law, which already applies in social housing, is also expected to extend to private tenancies and will set strict time limits for landlords to investigate and fix issues such as severe damp and mould - but no firm start date for the private rented sector has yet been confirmed.
Higher standards, and a quicker response when things go wrong
Tenancies in Writing: Your Right to Clear Terms
You are entitled to receive a written tenancy agreement setting out the terms of your tenancy. If you already had a written agreement in place before the 1st of May 2026, your landlord should also have given you a mandatory Tenant Information Sheet no later than the 31st of May 2026.
Written clarity for a fairer renting experience.
The Renters' Rights Act
Roadmap
The Government has set out a timeline for when different parts of the Renters' Rights Act will come into force. The roadmap below explains when the changes happen and, importantly, how each stage will improve your rights, security, and living conditions.
27th December 2025 – In force
Local authorities gained new powers to inspect rental properties, request documents and access third-party data. This means councils are better equipped to identify unsafe or non-compliant landlords and take action more quickly.
1st May 2026 – In force
Phase 1 introduced major improvements for tenants, including the end of Section 21 “no-fault” evictions, a move to flexible rolling monthly tenancies, fairer rules around possession, limits on rent in advance for new tenancies, and a cap of one rent increase per year. Landlords can no longer encourage rent bidding or discriminate against tenants with children or on benefits, and you have a new right to request a pet with clear, reasonable response times.
Late 2026 – 2028 – Rolling out now
A new national database, ‘Register your rental property’, is being rolled out region by region from late 2026 (it was tested with real landlords during 2026 and is expected to cover the whole country during 2027). Once your landlord is registered, and once the new PRS Landlord Ombudsman is up and running — with membership expected to become mandatory for all landlords during 2028 — it will be easier to check your landlord is properly registered and you'll have access to free, independent help if something goes wrong.
October 2030 – Warmer, more efficient homes
Under the Government's Warm Homes Plan (published January 2026), landlords will need to bring rental properties up to a minimum Energy Performance Certificate (EPC) rating of C, or equivalent, by October 2030, unless a valid exemption applies. This sits under separate energy efficiency regulations rather than the Renters' Rights Act itself, but it will affect the same rental properties.
2035 – 2037
Phase 3 reforms – the extension of the Decent Homes Standard and Awaab's Law into the private rented sector, subject to consultation and confirmation of final dates.
Why Renting Through Winkworth Gives You Confidence
Choosing a Winkworth property means renting with an agent who is fully committed to meeting - and exceeding the new Renters' Rights standards. Our offices stay up to date with every legal requirement, from fair advertising and written agreements to repairs, safety, and landlord accountability. We work only with compliant landlords, ensure all documentation is correct, and provide clear guidance throughout your tenancy.
Our priority is to make your renting experience fair, transparent, and well-supported. With Winkworth, you can be confident that your rights are protected, issues are dealt with promptly, and your home meets the standards you deserve.
If you're just looking for advice on how the Act might affect your rental property,