The Renters' Rights Act 2025 is the biggest change to private renting in England in over thirty years. Its main tenancy reforms took effect on 1 May 2026: assured shorthold tenancies became periodic tenancies, section 21 "no-fault" evictions ended, and rent increases now follow one set process.
The next stage is the private rented sector database, which opens for registrations on 15 December 2026. This guide covers what has already changed, where landlords are struggling, what councils can fine you, and the records that now protect you. The Act applies to England. Wales and Scotland have their own rules.
What changed on 1 May 2026
- No more fixed terms. Tenancies roll from month to month. Tenants can leave with two months' notice.
- Section 21 abolished. To regain possession you need a section 8 ground, such as selling, moving in, rent arrears or anti-social behaviour, and you must prove it.
- Rent in advance is capped. For tenancies starting on or after 1 May 2026, you can take no more than one month's rent (28 days for weekly rent) before the tenancy starts, and nothing before the agreement is signed.
- No rental bidding. You must advertise a rent and can't accept offers above it.
- Pets. Tenants can ask to keep a pet, and you can't unreasonably refuse.
- Information sheet. Existing tenants had to be given the government information sheet by 31 May 2026.
Renters' Rights Act: rent increases and the tribunal
| Rule | What it means | |---|---| | How often | Once a year, and not in the first year of a tenancy | | How | A section 13 notice (form 4A for notices from 1 May 2026) | | Notice | At least two months | | Challenge | The tenant can apply to the rent tribunal (£47 fee) before the new rent starts |
Rent review clauses in the tenancy agreement no longer work. Every increase goes through section 13.
The rent evidence you need. If a tenant challenges an increase, the tribunal decides what the open-market rent is. Landlords who win have evidence: listings for comparable local properties, the date and amount of every past increase, and a record of improvements. Keep this "rent evidence kit" together for each property before you serve the notice, not after.
The landlord challenges people are searching for
- Repairs and disputes. Without section 21, a repair dispute can't be ended by serving notice. Record every repair request, the date you responded, the contractor and the invoice. That paper trail protects you if a tenant complains to the council, or later to the new landlord ombudsman.
- Arrears. The mandatory arrears ground now needs three months' arrears, and notice periods are longer. Up-to-date rent records are your evidence.
- Selling or moving in. You can't use these grounds in the first 12 months of a tenancy, and you need four months' notice.
- Cash flow. With one month's rent in advance at most, a gap between tenancies hurts more. Budget for it.
Council fines: what Bristol, Bath and every council can now charge
Local councils and trading standards enforce the Act and can issue civil penalties instead of prosecuting. That's why searches like "Bristol City Council landlord fines" and "Bath landlord fine policy" are surging. Councils are publishing their own fine policies, but the maximums are set nationally:
- Up to £7,000 for breaches such as not giving a written statement of terms, advertising without a rent figure, or asking for too much rent in advance
- Up to £40,000 for serious or repeat breaches, including unlawful eviction
Each council sets where in that range a fine falls, based on things like your record and how much harm was caused. Check your council's policy, especially if you let in more than one area.
What's next: the property database and ombudsman
- 15 December 2026: registration opens for the private rented sector database. Every landlord and property must be registered before marketing or letting. The fee is set per property. See our guide to landlord registration.
- Later: a landlord ombudsman that all landlords must join, and the Decent Homes Standard extended to private rentals.
Tax and money: what the Act changes
The Act doesn't change how rental profit is taxed, but it affects your figures:
- Register fees, licensing and ombudsman fees are allowable expenses of your property business.
- Legal and tribunal costs for running lets are generally allowable.
- Rent arrears that you've genuinely given up on may be written off, depending on your accounting basis.
- Rent increases feed into your Making Tax Digital quarterly updates if you're in MTD. See MTD for landlords.
Landlord checklist under the Renters' Rights Act
- Confirm every existing tenant got the information sheet (deadline was 31 May 2026). Keep proof.
- Remove rent review clauses from your templates and use section 13 for increases.
- Build a rent evidence kit for each property before serving any increase.
- Log every repair request and response with dates and invoices.
- Check your council's civil penalty policy.
- Get ready to register on the PRS database from 15 December 2026.
- Keep rent and expense records per property, which you'll need for the database, any tribunal and HMRC.
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Frequently asked questions
When did the Renters' Rights Act come into force? The main tenancy reforms started on 1 May 2026 in England. The PRS database opens on 15 December 2026, and further parts follow later.
How often can I put the rent up? Once a year, using a section 13 notice with at least two months' notice, and not in the first year of the tenancy.
Can a tenant challenge my rent increase? Yes. They can apply to the rent tribunal (£47) before the new rent starts. The tribunal decides the open-market rent.
How much can a council fine a landlord? Up to £7,000 for many breaches, and up to £40,000 for serious or repeated ones.
Can I still take a deposit and rent in advance? Yes, but rent in advance is capped at one month and can only be taken after the tenancy agreement is signed. Deposit protection rules still apply.
Does the Act apply in Wales or Scotland? No. It applies to England. Wales and Scotland have their own tenancy laws.
This article is general guidance on the Renters' Rights Act 2025 as of October 2026 and is not legal or tax advice. Check GOV.UK and your local council's policy for your circumstances.