The London Renter’s Guide to the Renters’ Rights Act 2025

Key Changes at a Glance …

• Section 21 ‘no-fault’ evictions have been abolished,
• Tenancies are now open-ended,
• There are new rules around rent increases,
• Rental bidding wars have been banned,
• Upfront rent payments are limited,
• Renters have stronger rights when it came to pets,
• Discrimination against renters with children or receiving benefits is prohibited.

What is the Renters’ Rights Act 2025?

The Renters’ Rights Act 2025 introduced wide-ranging changes to private renting in England, with the first major phase of reforms taking effect on 1 May 2026.

The changes apply to private renting only and social housing is on a completely separate timetable, likely to be in 2027.

One of the most significant changes is the move away from fixed-term assured shorthold tenancies (ASTs). Most existing ASTs automatically became assured periodic tenancies on 1 May 2026, while new private tenancies are also generally created on a periodic basis.

This means tenancies run on a rolling basis – such as monthly – rather than having a fixed end date.

For London renters, where finding a home can already feel like a significant undertaking, the reforms are intended to provide greater certainty and make renting more transparent.

Tenants should have received the government Information Sheet before 31st May 2026.

1. Section 21 ‘no-fault’ evictions have been abolished

Perhaps the most talked-about change under the Renters’ Rights Act is the abolition of Section 21 ‘no-fault’ evictions.

Previously, Section 21 allowed landlords to seek possession of a property without needing to establish a specific fault-based reason. Under the new system, landlords who need to regain possession must use one of the appropriate legal grounds.

These can include circumstances such as a landlord wishing to sell the property or move into it themselves, alongside grounds relating to issues such as rent arrears or anti-social behaviour.

For renters, the change provides greater security and clarity around the circumstances in which they can be required to leave their home.

2. Tenancies are now open-ended

Another major change for renters’ rights in London in 2026 is the move to assured periodic tenancies.

Instead of signing a tenancy with a fixed end date and then having to renew, eligible private tenancies continue on a rolling basis.

Renters can generally end an assured periodic tenancy by providing no more than two months’ notice, giving them greater flexibility if their circumstances change.

At Simple Life London, a build-to-rent operator of professionally managed homes in London, we understand that a rental property isn’t simply somewhere you stay for a year – it’s your home. Greater security and the ability to put down roots are principles that closely align with our approach to renting.

3. There are new rules around rent increases

The Renters’ Rights Act also changes how landlords can increase rents.

For assured periodic tenancies, landlords can generally increase the rent only once per year and must follow the prescribed process. Under current government guidance, tenants must receive at least two months’ notice of a proposed increase.

If a renter believes the proposed amount is above the open-market rent, they may be able to challenge it through the First-tier Tribunal.

For renters researching a new home, this creates a clearer framework around when and how their rent can change.

4. Rental bidding wars have been banned

London’s competitive rental market has previously left some prospective tenants feeling pressured to offer more than the advertised rent to secure a property.

The new rules are designed to prevent this practice.

Landlords and letting agents must publish an asking rent and cannot ask for, encourage or accept an offer above that advertised amount.

This should make searching for a rental home more transparent: the price you see advertised should not become the starting point for a bidding war.

5. Upfront rent payments are limited

The reforms also introduce greater protection around rent paid in advance.

Once a tenancy has been agreed, landlords are generally limited to requesting up to one month’s rent in advance rather than asking renters for several months of rent upfront.

This is particularly significant in a city such as London, where the costs associated with moving home can already be substantial.

6. Renters have stronger rights when it comes to pets

Have a four-legged family member – or thinking about getting one?

Under the Renters’ Rights Act, tenants and prospective tenants can request permission to keep a pet, and landlords cannot unreasonably refuse the request. Landlords must consider a pet request within 28 days. There can still be legitimate reasons why a particular pet may not be suitable for a particular home, so this isn’t an automatic right to keep any pet in any property.

At Simple Life London, we know that pets are an important part of the family for many of our residents, our homes are pet-friendly, see our pet policy here.

7. Discrimination against renters with children or receiving benefits is prohibited

The reforms also make it unlawful for landlords and letting agents to discriminate against prospective renters simply because they have children or receive benefits.

Blanket exclusions based on these circumstances are no longer permitted, helping create a fairer application process across the private rented sector.

What’s still to come?

The reforms aren’t finished yet.

The Government’s implementation roadmap sets out further measures for later phases, including the rollout of a new Private Rented Sector Database and a new Private Landlord Ombudsman.

The database is intended to bring together important information about landlords and privately rented properties, while the Ombudsman will provide an independent route for resolving certain disputes without renters having to go through the courts.

Further reforms relating to housing standards are also planned, although some of their implementation dates are still subject to consultation and further government decisions.

What does the Renters’ Rights Act mean for Simple Life London residents?

For us, good renting should be about much more than simply complying with legislation.

Simple Life London is focused on professionally managed rental homes, transparent communication and giving residents the confidence to make their rental property feel like home.

Many of the principles behind the Renters’ Rights Act – including greater security, clearer communication and a more professional rental experience – complement the kind of experience we want our residents to have.

As the reforms continue to be implemented, we remain committed to meeting our responsibilities and keeping residents informed about changes that affect their homes and tenancies.

Looking for a long-term rental home in London?

The Renters’ Rights Act 2025 represents a significant change to renting in London and across England. For renters, understanding those rights can make it easier to know what to expect from a landlord and what questions to ask when searching for a new home.

At Simple Life London, we believe renters should feel secure, informed and comfortable in their homes.

If you’re looking for a professionally managed rental home designed with long-term living in mind, explore our available Simple Life London homes and discover a simpler way to rent in the capital.

This article is intended as a general guide to the Renters’ Rights Act 2025 and does not constitute legal advice. Government guidance and implementation arrangements may change, so renters should consult the latest GOV.UK guidance for information relating to their individual circumstances.