The Renters' Rights Act: what your landlord can no longer do

The Renters' Rights Act 2025 is the biggest rewrite of English renting law in a generation, and its first phase has been in force since 1 May 2026. Plenty of landlords are still operating by the old rules - some from habit, some hoping you haven't read this. Here's what changed, in plain English.

Gone: the no-fault eviction

Section 21 is abolished. A landlord can no longer end your tenancy just because they feel like it, with two months' notice and no reason. Evictions now require actual grounds - selling, moving in themselves, serious arrears - with evidence and longer notice periods. The revenge eviction for asking about repairs is dead on paper; if one is attempted on you, get advice immediately because the law is now firmly on your side.

Gone: fixed terms that trap you

Tenancies are now periodic by default - rolling month to month. You can leave with two months' notice instead of being locked into a year you can't escape when the damp appears in week three.

Banned: the auction for a roof

Rental bidding is illegal. The advertised rent is the rent - a landlord or agent cannot invite, encourage or accept offers above it. That “there's been a lot of interest, the landlord will take best offers” call? Report it - local councils can fine for it.

Capped: rent rises and rent up front

Rent can rise once per year at most, via the proper notice process, and you can challenge above-market increases at tribunal - without the old risk of the tribunal raising it higher. Landlords also can't demand more than one month's rent in advance.

Protected: pets, kids and benefits

You have the right to request a pet, and refusal must be reasonable and written. Blanket bans on tenants with children or tenants on benefits (“No DSS”) are now unlawful discrimination.

Coming next: the landlord register

From late 2026, every English landlord must join a national database before letting - with compliance records attached. It will show you a landlord is registered; it won't show you what they're like to rent from. That's what tenant reviews are for, which is why the two together - the official register plus VetTheLet - finally give renters a full picture. An independent ombudsman for landlord complaints follows after.

When a landlord breaks the new rules

Keep everything in writing. Report bidding, discrimination and advance-rent demands to your local council's private renting team - they can fine. Get free advice from Shelter or Citizens Advice. And when you review the tenancy on VetTheLet, tick the Renters' Rights checkboxes - asked to bid, excessive advance rent, refused pet, multiple rent rises. Those flags show publicly on the property and are quietly building a map of who follows the new law and who doesn't.