Are you prepared for the Renters’ Rights Act? Major changes are coming for landlords and tenants
Published on 4th March 2026
Millions of tenants and landlords are preparing for the first phase of the Renters’ Reform Bill, due to come into force on 1st May 2026. This marks one of the most significant shifts in the private rented sector in a generation, with wide ranging implications for how tenancies are created, managed, and enforced.
In November 2025, GOV.UK published its Guide to the Renters’ Rights Act, including updated wording for new written tenancy statements. Commenting on the guidance, Eddie Hooker, Head of Redress at the Property Redress Scheme and Chief Executive of mydeposits, noted that this is the first time landlords and agents have been able to see what full compliance with the Renters’ Rights Act will look like in practice.
The GOV.UK guidance sets out the full detail behind each proposed reform. We have distilled the key points landlords need to understand, highlighting what is changing and what it means in practice.
Read on find out everything you need to know about these major changes for landlords and tenants.
End of Section 21
The abolition of Section 21 is one of the central aims of the new legislation, addressing long standing concerns impacting more than 11 million renters in England who fear being required to leave their homes with little notice or justification. This lack of security can disrupt employment, family stability, and in some cases increase the risk of homelessness.
Tenancy structure
A key change is the end of fixed-term Assured Shorthold Tenancies. Most tenancies will become open-ended, with possession relying on revised Section 8 grounds. Tenants can end their tenancy at any time with two months’ notice.
Rent increases
The Renters’ Rights Act limits rent increases to once per year and requires them to be issued via a Section 13 notice. Tenants can challenge unfair increases through the Tribunal system, which has been updated to make disputes easier. If accepted, the new rent applies from the next payment date; if not, tenants can apply to the First-tier Tribunal where the increase can be assessed against the market rate.
Rental bidding wars
Landlords and agents are now prohibited from requesting or accepting offers above the listed rent. The Act ends unfair bidding wars and requires an asking rent to be published for each property. This change aims to improve the rental experience for tenants across England.
Anti-discrimination
The new rules prohibit discrimination against tenants with children or those receiving benefits. According to GOV.UK, families and benefit recipients should be considered individually and are entitled to a safe, decent home, without being disadvantaged in the housing market.
Property standard
The introduction of Decent Homes Standard (DHS) in the private rented sector for the first time is to ensure that privately rented homes will benefit from homes that are safe and decent after a DHS is applied.
Student accommodation
Under the Renters' Rights Act 2025, fixed-term ASTs will be abolished and replaced with assured periodic tenancies (APTs). All tenancies will therefore be rolling, giving tenants the right to remain indefinitely unless the landlord regains possession. Students will be able to leave at any time with two months’ notice.
New database
The Renters’ Rights Act 2025 will see the introduction of a new Private Rented Sector (PRS) Database from late 2026, requiring all private landlords to register themselves and their properties. The database will improve transparency for tenants, help landlords demonstrate legal compliance, and support councils with enforcement.
Going forward
Looking ahead, the Renters’ Rights Act 2025 represents a major shift for the private rented sector. Gateway is already preparing for these changes, ensuring our landlords receive clear guidance, practical support, and a compliant, well managed service throughout the transition.
If you are a landlord and would like support navigating this evolving rental landscape, our team is here to help. Whether you need advice, reassurance, or hands on management, Gateway can support you at every stage. Get in touch with us today by calling 01702 443 546, or via email, contact@gatewayresidential.co.uk. We will be delighted to assist you.