Rent can only be increased once every 12 months as part of the new act. If the rent is deemed to be above the market rate, you can challenge the rent with your landlord.
On 27 October 2025, the new Renters’ Rights Act officially received Royal Assent, marking a major reform of the private rented sector to improve security, fairness and standards for renters.
Under the Act, ‘no-fault’ evictions have been abolished, meaning landlords can no longer use Section 21 notices to remove tenants without reason. Instead, landlords must demonstrate valid grounds, such as selling the property, moving in themselves, or dealing with rent arrears or anti-social behaviour. Assured Shorthold Tenancies will be replaced by open-ended periodic tenancies, giving renters more stability and flexibility.
The legislation also introduces new rules on rent increases, limiting them to once per year and allowing tenants to challenge unfair rises. Upfront costs are capped at one month’s rent, and practices such as rent bidding wars are prohibited. To promote fairness, landlords can no longer refuse tenants based on benefits or family status, and tenants have the right to request pets, which landlords must consider reasonably.
To strengthen accountability, a national landlord and property database will be established, alongside a Private Landlord Ombudsman to resolve disputes. These measures will be phased in from late 2026. The Act also sets the stage for future improvements to housing standards, including tackling damp and mould and enhancing energy efficiency.
Implementation begins on 1 May 2026, with the abolition of Section 21 and the introduction of new tenancy rules.
The Government have created a Guide to the Renters' Rights Act with more information, and there is also a roadmap for the implementation.
Scenarios and your rights
My landlord is trying to increase my rent
Having a pet
The Renters’ Rights Act will ensure landlords do not unreasonably withhold consent when a tenant requests to have a pet in their home, with the tenant able to challenge unfair decisions.
Landlords will be required to fully consider all requests on a case-by-case basis. Due to the diversity of landlords, tenants, and properties in the private rented sector, it would not be possible to legislate for every situation where a landlord would or would not be able to ‘reasonably’ refuse a pet.
It will always be reasonable for a landlord to refuse a request when their superior landlord prohibits pets. We will provide guidance to landlords and tenants to support decisions.
Where a tenant feels that a landlord has unreasonably refused their request, they will be able to escalate their complaint to the Private Rented Sector Ombudsman or they could take the case to court.
My home doesn't meet the Decent Homes Standard
If a privately rented property fails to meet DHS requirements, the local council will have a range of enforcement mechanisms available. This includes, for example, issuing an improvement notice requiring the landlord to remedy the failure within a specified timescale.
Contact our Private Sector Housing Team on XX for more information.
I'm being asked for more than a month's rent up front
A landlord will only be able to require up to one month’s rent (or 28 days’ rent for tenancies with rental periods of less than one month) once a tenancy agreement has been signed and before commencement.
Report any issues to our Private Sector Housing team at
I was refused a home because I'm on benefits
Landlords are banned from discriminating against applicants who are on benefits.
If you are having issues with a landlord discriminating, report it to XX.
I want to end my tenancy
Tenants must give two months’ notice, unless a shorter period is mutually agreed.
My landlord is attempting to evict me for...
Rent arrears
For mandatory eviction, tenants must owe at least three months' rent (or 13 weeks), increased from the previous two-month rule.
My landlord wants to sell the property
They can - but only using valid statutory ground. The act introduces safeguards to ensure landlords cannot misuse this reason and they must give you sufficient notice to allow you to find a new home.