The Renters’ Rights Act 2025 has changed how most private tenancies operate in England. Its first major reforms came into force on 1 May 2026, affecting new and existing tenancies across the North East, including Newcastle and Northumberland.
The changes include the abolition of Section 21 evictions, the introduction of periodic tenancies, limits on rent increases and advance payments, new rules covering pets and stronger protection against rental discrimination. Further measures, including a national private rented sector database, are being introduced separately.
This guide explains what has changed, what landlords and tenants need to do and which parts of the Act are still to come.
What tenancy rules changed on 1 May 2026?
The first phase of the Renters’ Rights Act introduced several significant changes:
- Section 21 “no-fault” evictions were abolished.
- Most new and existing assured tenancies became periodic.
- Tenants can normally end a tenancy by giving two months’ notice.
- Rent increases are generally limited to once a year.
- Landlords must consider written requests to keep a pet.
- Rental bidding above the advertised asking rent is prohibited.
- Landlords and agents cannot normally require more than one month’s rent in advance.
- Discrimination against prospective tenants for receiving benefits or having children is prohibited.
- Local councils have stronger enforcement and investigation powers.
These measures apply to most private assured tenancies in England. Different rules may apply to lodgers, holiday accommodation, qualifying purpose-built student accommodation and social housing.
Landlords who would like support in adapting their procedures can explore our landlord and property management services.
Does the Renters’ Rights Act apply to existing tenancies?
Yes. Existing assured shorthold tenancies did not have to wait until the end of their original fixed term before changing.
On 1 May 2026, existing assured shorthold tenancies became assured periodic tenancies. This means they continue on a rolling basis without a fixed contractual end date.
Where an existing tenancy already had a written agreement, landlords did not normally need to replace the entire contract. However, they were required to give the tenant the official Renters’ Rights Act Information Sheet by 31 May 2026.
If a tenancy was based entirely on a verbal agreement, the landlord had to provide written information setting out its main terms by the same deadline.
Landlords should keep evidence showing that the correct information was supplied. Tenancy clauses that conflict with the new legislation cannot override a tenant’s statutory rights.
Can landlords still offer fixed-term tenancies?
Most assured tenancies can no longer be created with an end date. They operate as assured periodic tenancies, usually rolling monthly, depending on how often rent is paid.
A landlord should not tell a tenant that they must leave on a fixed date simply because an earlier agreement contains an end date. To regain possession, the landlord must use a valid ground for possession, issue the correct notice, and, if the tenant does not leave, obtain a possession order from the court.
A tenant can normally end an assured periodic tenancy by giving two months’ written notice. Landlords and tenants should check that a notice is completed and served correctly before relying on it.
Can landlords still use Section 21?
No. Section 21 “no-fault” evictions were abolished for private assured tenancies on 1 May 2026.
Landlords who need to recover a property must now use an applicable Section 8 ground. These grounds cover circumstances such as:
- Serious or persistent rent arrears
- Antisocial behaviour
- Damage to the property
- Breach of the tenancy
- The landlord intending to sell
- The landlord or a qualifying family member intending to live in the property
Each possession ground has its own conditions and notice period. Serving a notice does not automatically end the tenancy or allow the landlord to remove the tenant. If the tenant remains after the notice expires, the landlord must apply to the court for a possession order.
Landlords should obtain legal advice where there is uncertainty about the correct ground, evidence or notice procedure.
Can a landlord recover a property to sell it or move in?
The revised possession rules include grounds that allow a landlord to recover possession of a property when they genuinely intend to sell it, or when the landlord or an eligible family member intends to move in.
However, these grounds cannot normally be used during the first 12 months of a tenancy. They also usually require at least four months’ notice.
After recovering a property using one of these grounds, a landlord is generally prohibited from reletting or remarketing it for 12 months. This is intended to prevent the grounds from being used simply to remove a tenant and secure a higher rent.
Landlords should retain evidence of their intention to sell or occupy the property and follow the prescribed process carefully.
How can rent be increased under the new rules?
Landlords can generally increase the rent once within a 12-month period. To do so, they must use the revised Section 13 process and provide the tenant with the prescribed Form 4A.
At least two months’ notice must be given before the proposed rent takes effect.
If a tenant believes the proposed amount exceeds the rent the property could reasonably achieve on the open market, they can apply to the First-tier Tribunal. The question is not simply whether the increase feels unreasonable; the tribunal considers the property’s open-market rental value.
Landlords should support proposed increases with relevant evidence, such as comparable local rents and the property’s condition, size, and location.
What is the ban on rental bidding?
Landlords and letting agents must advertise the asking rent when marketing a rental property. They must not encourage prospective tenants to compete by offering more than that figure, and they cannot accept an offer above the advertised rent.
This does not prevent landlords from choosing between suitable applicants using lawful and fair criteria. However, applicants must not be pressured to increase their offer to secure the tenancy.
The Act also makes it unlawful to disadvantage prospective tenants because they have children or receive benefits. This protection covers actions such as withholding property information, preventing a viewing or refusing a tenancy for one of those reasons.
Tenants searching in the region can browse our properties to rent in Newcastle and Northumberland at the advertised rental price
How much rent can a landlord request in advance?
Landlords and agents cannot ask for, encourage or accept rent before the tenancy agreement has been signed. Once the agreement is in place, they generally cannot require more than one month’s rent in advance.
Advance rent is separate from a tenancy deposit. Existing deposit limits continue to apply under the Tenant Fees Act. A tenancy deposit is usually capped at five weeks’ rent, rising to six weeks where the annual rent is £50,000 or more.
Any tenancy deposit taken must still be protected in a government-approved scheme within the required period, and the tenant must receive the prescribed information.
Are pets automatically allowed in rented properties?
No. The Act does not give every tenant an automatic right to keep a pet, but it replaces blanket refusals with a formal request process.
A tenant can submit a written request to keep a pet. The landlord must consider it and normally respond within an initial 28-day period. If the request is refused, the landlord must have a valid reason and explain it clearly.
Possible reasons may include:
- The property is unsuitable for the type or number of animals requested.
- A superior lease contains restrictions on pets.
- The request would cause the landlord to breach another legal obligation.
- There are reasonable concerns that cannot be addressed appropriately.
Landlords cannot charge a tenancy deposit above the statutory cap simply because a pet has been accepted. Existing agreements should be reviewed carefully, as an old blanket “no pets” clause does not remove the landlord’s obligation to consider a proper request under the new rules.
How are student tenancies affected?
Many private student tenancies are covered by the new periodic tenancy system. They do not remain fixed-term agreements simply because they are linked to an academic year.
A specific possession ground may allow a landlord to recover a qualifying student property so that it can be let to students for the following academic year. This ground is subject to conditions and generally concerns a house in multiple occupation occupied by full-time students under a joint tenancy. The landlord must also have provided the required notice at the start of the tenancy.
Qualifying purpose-built student accommodation is treated differently and may sit outside the assured tenancy regime. Landlords and operators should check which rules apply to their particular accommodation rather than assuming that every student property is exempt.
What penalties can landlords and agents face?
Local councils have stronger powers to investigate breaches and take enforcement action against landlords, agents and, in some circumstances, other people acting on their behalf.
Specified breaches can result in a civil penalty of up to £7,000. These can include:
- Claiming to let a property under a prohibited fixed-term tenancy
- Failing to provide the required written tenancy information
- Failing to give an existing tenant the official Information Sheet
- Using an invalid notice to try to end a tenancy
- Using a possession ground without reasonably believing that it applies
More serious offences can lead to prosecution or a financial penalty of up to £40,000 as an alternative. This can include knowingly or recklessly misusing a possession ground or committing certain repeated breaches.
Rent repayment orders have also been expanded. For qualifying offences, a landlord may be ordered to repay up to two years’ rent.
More detail is available in the government’s official Renters’ Rights Act guidance for landlords.
How should tenants respond to an illegal eviction?
A possession notice does not give a landlord the right to remove a tenant personally, change the locks or force the tenant to leave. If a tenant does not leave after a valid notice expires, the landlord normally needs to obtain a possession order from the court and follow the lawful enforcement process.
A tenant who believes they are being illegally evicted should:
- Keep copies of notices, letters, emails and messages.
- Record dates and details of conversations or visits.
- Contact the housing team at their local council.
- Seek urgent advice from a qualified housing adviser or solicitor.
- Contact the police if they are in immediate danger.
The First-tier Tribunal deals with matters such as rent challenges, rent repayment orders and appeals against certain civil penalties. Possession proceedings and remedies relating to illegal eviction are generally dealt with in court.
Do landlords need to register their properties?
The May 2026 reforms did not require every existing tenancy to be re-registered immediately. However, a national Private Rented Sector Database forms part of the later implementation programme.
The government’s roadmap provides for a regional rollout beginning from late 2026. Registration is intended to become mandatory for private landlords, who will need to provide specified property, contact and safety information and pay an annual fee.
Landlords should monitor the official Renters’ Rights Act implementation roadmap for confirmed registration dates and requirements.
What Renters’ Rights Act changes are still to come?
Not every measure in the Act came into force on 1 May 2026. The reforms are being implemented in phases.
Measures planned for later stages include:
- The Private Rented Sector Database
- A new mandatory Landlord Ombudsman
- The extension of the Decent Homes Standard to the private rented sector
- The extension of Awaab’s Law to privately rented homes
The database rollout is due to begin in late 2026. Regional roll-out begins on 15 December 2026, with complete national coverage required by 14 November 2027. Landlords have a three-month window to register once their region is called forward. The government has indicated that mandatory membership of the Landlord Ombudsman is expected later, currently anticipated in 2028.
Implementation dates for the private rented sector versions of the Decent Homes Standard and Awaab’s Law remain subject to further consultation and regulations. Existing landlord responsibilities for repairs, gas and electrical safety, damp, hazards and fitness for habitation continue to apply in the meantime.
Preparing for the new tenancy system
Landlords should review their agreements, notices, advertising, and rent collection procedures to ensure they comply with the rules now in force. Records should also show that existing tenants received the required Information Sheet by 31 May 2026.
A practical review should cover:
- Written tenancy information
- Periodic tenancy wording
- Rent increase procedures
- Advertised asking rents
- Advance rent requests
- Deposit protection
- Pet request procedures
- Anti-discrimination requirements
- Possession notices and supporting evidence
- Student tenancy arrangements
We provide North East estate agency services across Newcastle, Northumberland and North Tyneside. Our local lettings teams can explain how our managed services have adapted to the new requirements and help landlords review their day-to-day letting procedures.
Where a matter involves interpreting legislation, serving possession notices, or resolving a dispute, landlords and tenants should seek advice from a qualified housing solicitor or an independent housing adviser.
This article provides general information about tenancy reform in England and does not constitute legal advice. The requirements that apply can depend on the property, tenancy and individual circumstances.
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