What the Renters’ Rights Act 2025 Means for You as a Tenant
Big changes are coming to the private rented sector. From 1 May 2026, the Renters’ Rights Act 2025 comes into force, bringing some of the most significant updates to tenants’ rights in decades. If you rent your home privately in England, it’s important to understand what these changes mean for you, and the good news is that most of them are firmly in your favour.
Here at Zaza Johnson & Bath, we want to make sure all of our tenants feel informed, confident, and supported through this transition. This guide breaks down the key changes.
1. The End of Fixed Term Tenancies
If your tenancy agreement has an end date, for example, a 12 month tenancy running until a specific date, that fixed term will no longer apply from 1 May 2026.
All assured tenancies will automatically become rolling tenancies (also known as periodic tenancies). This means your tenancy will simply continue month to month (or week to week, if that’s how your rent is paid), with no set end date hanging over you.
In short: you no longer need to worry about a fixed-term expiry forcing you to move or renegotiate at short notice.
2. Assured Shorthold Tenancies Are Being Renamed
You may have a tenancy agreement that refers to your tenancy as an ‘Assured Shorthold Tenancy’ (AST). This type of tenancy is being abolished on 1 May 2026.
Your existing tenancy will automatically convert into what’s now called an Assured Periodic Tenancy. You don’t need to do anything, this happens automatically, and your tenancy will not end as a result of this name change.
3. Changes to How Your Landlord Can Increase the Rent
Under the new rules, any rent review clauses that may be written into your current tenancy agreement will no longer be valid for new rent increases after 1 May 2026.
Instead, landlords must follow a specific legal process to increase your rent:
- They can only increase your rent once per year.
- They must give you at least 2 months’ written notice using a specific government form (Form 4A).
- The increase cannot be higher than the open market rent for comparable properties.
- If you believe the proposed increase is above market rate, you have the right to challenge it at the First tier Tribunal.
This gives tenants much greater protection against sudden or excessive rent rises.
4. ‘No-Fault’ Evictions Are Abolished
This is one of the most significant changes in the new legislation. Previously, landlords could serve what was known as a Section 21 notice, sometimes called a ‘no-fault eviction’, which allowed them to end a tenancy without giving any reason.
From 1 May 2026, Section 21 evictions are gone. Your landlord will no longer be able to serve you with one.
Instead, if your landlord wants to end the tenancy, they will need a valid legal reason, known as a ‘ground for possession’. The most common grounds include:
- Rent arrears
- Antisocial behaviour by you, those living with you, or visitors to the property
- Failing to look after the property properly
- The landlord or a close family member needs to move into the property
- The landlord intends to sell the property
Importantly, two of these grounds, the landlord wanting to sell, or move themselves/a family member in, cannot be used in the first 12 months of your tenancy. This gives new tenants additional security during that initial period.
If your landlord does wish to use one of these grounds, they must serve you a Section 8 notice, clearly stating the legal reason and giving you the required notice period. If you haven’t left by the time the notice expires, they must apply to court and provide evidence. You will have the full opportunity to put your case forward.
Free legal advice is available through the Housing Loss Prevention Advice Service before and on the day of any court hearing. You don’t have to face this alone.
5. Ending the Tenancy Yourself
If you decide you want to move on, you have the right to end the tenancy at any point. Here’s what you’ll need to do:
- Give your landlord at least 2 months’ written notice (by letter or email).
- Make sure the tenancy end date falls on a rent due date, or the day before.
- If you want to agree a shorter notice period, you can do so in writing with your landlord, but all tenants named on the agreement must also agree.
This gives you flexibility and control over when you leave, without being tied to fixed contract dates.
6. Your Right to Keep a Pet
From 1 May 2026, you have the legal right to request to keep a pet in your rental home. Your landlord cannot unreasonably refuse this request.
If they do refuse, they must inform you in writing and explain their reasoning. Every request must be considered individually on a case-by-case basis. Should you feel the refusal is unreasonable, you have the right to challenge it in court.
7. A Note for Student Tenants
If you’re a full-time student renting from a private landlord, your landlord may still be able to use a specific ground (Ground 4A) to end your tenancy at the end of the academic year. However, they can only use this ground if they have given you written notice that they intend to, and in most cases this must be provided to you by 31 May 2026.
This information sheet from ZJB does not count as that written notice from your landlord, so if this may apply to you, look out for separate written communication from your landlord.
What Happens if My Landlord Tries to Serve a Section 21 Before 1 May 2026?
If your landlord has served, or attempts to serve, a Section 21 or Section 8 notice before 1 May 2026, the previous rules may still apply in your case. This is a nuanced area and we would strongly recommend seeking independent legal advice if this happens to you.
Do the New Rules Apply Automatically?
Yes. You do not need to sign a new tenancy agreement for these changes to apply to you. The new rules take effect automatically from 1 May 2026, regardless of what your existing tenancy agreement says. Your landlord cannot include terms in your agreement that override or remove these rights.
If you don’t have a written tenancy agreement at all, your landlord is required to provide you with certain written information about your tenancy by 31 May 2026.
Have Questions About Your Tenancy?
Navigating changes to tenancy law can feel daunting, but you don’t need to work it all out alone. The team at Zaza Johnson & Bath has been supporting tenants and landlords across Shrewsbury and Shropshire for over 40 years.
If you have questions about how these changes affect your tenancy, or you’d simply like a friendly conversation about your renting situation, feel free to get in touch with our lettings team. We’re always happy to help.
01743 248 351
info@zjandb.com
Disclaimer: This blog is intended as a general summary only. It does not constitute legal advice. For advice specific to your circumstances, please seek independent legal guidance or visit GOV.UK.