The Renters’ Rights Act / Status matters
The Renters’ Rights Act 2025 changes private renting in England. This guide separates duties in force, announced reforms and our campaign proposals.
General information, not legal advice. An adviser should check your housing, notice and circumstances.
01 / In force now
For the private assured tenancies covered by the reforms, section 21—the process often called “no-fault eviction”—has ended. Landlords still have possession grounds: legal reasons to seek the property back. If you receive a notice, get advice; transitional cases need checking.
Most existing private assured shorthold tenancies became assured periodic tenancies. “Periodic” means the tenancy rolls on, such as monthly, rather than having a fixed end date.
The current route uses Form 4A, with at least 2 calendar months notice. Current guidance prohibits increases in the first 12 months of a new private assured tenancy and limits increases to once a year. An excessive proposal can be challenged; this is not an affordability cap.
Landlords must not encourage or accept bids above the advertised rent, or refuse a tenant because they receive benefits or have children. Tenants can request a pet and landlords must reasonably consider the request. These are distinct duties, not a promise that every application succeeds.
Current tenant guidance limits what can be requested before a tenancy starts and prohibits taking rent before the agreement is signed. Check the detailed guidance for the applicable limit and exceptions.
Councils have enforcement duties and powers. Some offences can support a rent repayment order—an order to repay rent. Not every breach qualifies; a specialist should check the offence, dates, evidence and person liable.
02 / Announced reforms
West Midlands opens 15 December 2026; London 15 July–14 October 2027; the final regional deadline is 14 November 2027. The service fee is £65 per property per year, with adjusted initial rollout charges. Check the official guidance for your region and property scope.
The wider Act links registration to restrictions on possession orders, with exceptions, including certain antisocial-behaviour grounds. Do not assume non-registration defeats an eviction: get advice on commencement, the ground and any remedy of the breach.
Mandatory landlord membership of the planned ombudsman is expected in 2028. An ombudsman is an independent complaints service. Do not rely on it as an available route before it opens.
The government has announced that HMRC’s Valuation Office will make initial rent determinations; renters must continue to apply to the First-tier Tribunal while reforms are developed.
Further reforms concern housing standards and deadlines for dealing with hazards. Their private-sector implementation is subject to further steps. Existing repair and safety duties still matter; do not wait for new standards to report a hazard.
03 / What we propose
Our draft for member debate combines rent stabilisation, usable enforcement, social housing and better rent information. These are campaign demands, not current English legal rights.
04 / Use rights collectively
Neighbours may be facing the same landlord, repair failures or proposed increases. Share information and support each person to check their own notice and deadline.
Ask the council to explain how it receives reports, prioritises risks and publishes enforcement activity. A pattern of documented cases is more useful than an unsupported headline.
Support should not be conditional on becoming a campaign case study. Use the action templates →
09 / Sources for this page
Information checked 4 November 2026. Read the method, full registry and limits →