What the Renters’ Reform Bill Means for Tenants in the UK in 2026

The Renters’ Rights Act 2025, which used to go by the name Renters’ Reform Bill, is about to shake up renting in England and Wales. Lawmakers say it’ll make things fairer, safer, and more stable for people who rent their homes. The full set of changes should kick in sometime in 2026, and honestly, it’s one of the biggest updates to rental laws we’ve seen in years.

Here’s what’s actually changing. This guide breaks down what the new rules mean if you’re a tenant, the rights you’ll get, and how things will shift between you, your landlord, and any letting agents in the mix.

The Renter's Right Act is expected to be fully underway by end of 2026.

The Aim of the Renters’ Rights Act 2025

The UK Government’s stated objective is simple:

"“To deliver a fairer private rented sector where landlords and tenants can enjoy a balanced, transparent relationship.”

For tenants in England and Wales, this supposedly means stronger rights, more protection against unfair eviction, and improved property standards - without removing landlords’ ability to manage their homes responsibly.

Key Changes of the Renter's Reform Bill at a Glance

Change	What is means for landlords (England & Wales)
End of Section 21 ‘no-fault’ evictions	Landlords will no longer be able to evict tenants without reason. Eviction will only be allowed under specific legal grounds such as rent arrears, anti-social behaviour, or if the landlord intends to sell or move in.
All tenancies become ‘periodic’	Fixed-term ASTs (Assured Shorthold Tenancies) will be replaced with open-ended assured periodic tenancies. Tenants can leave with two months’ notice; landlords will need valid grounds to end the tenancy.
Rent increases limited to once per year	Landlords can only raise rent once in any 12-month period, with at least two months’ notice. You can challenge unfair rises through the First-tier Tribunal.
Decent Homes Standard extension	Minimum property condition standard extended to the private sector, mirroring requirements already used in social housing.
Right to request pets	Landlords must not unreasonably refuse tenants’ requests to keep pets. They may require tenants to maintain pet-related insurance or cover cleaning costs.
Improved ombudsman and redress scheme	All landlords (not just agents) will need to register with the new Private Renters Ombudsman, enabling tenants to resolve disputes without going to court.

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#1: The End of “No-Fault” Evictions

For decades, Section 21 notices allowed landlords to regain possession without giving a reason. Under the Renters’ Rights Act 2025, this “no-fault eviction” process will be abolished.

Instead, landlords will rely on updated Section 8 possession grounds, which include:

• Serious or repeated rent arrears

• Anti-social behaviour or property damage

• Landlord intention to sell or move in themselves

• Mortgage lender repossession
  

This change gives tenants greater security and stability, reducing sudden evictions and allowing more predictable rental periods.

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#2: Assured Periodic Tenancies. Goodbye Fixed Terms.

Every new and existing tenancy will automatically convert into a periodic agreement. Tenants will be able to end their tenancy with two months’ notice, giving them flexibility, but landlords must demonstrate legal grounds for possession.

That means:

• You can end your tenancy at any time with two months’ notice.

• There’s no fixed end date, offering flexibility to move for work, family, or financial reasons.

• Landlords can only end the tenancy using valid possession grounds.
  

For tenants, this creates the freedom to move without penalty while keeping your rights intact.

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#3: Rent Increases - Fairer and More Transparent

Under the Renters’ Rights Act 2025, landlords will be limited to one rent increase every 12 months. They must give at least two months’ written notice, and you’ll have the right to challenge the increase through the First-tier Tribunal (Property Chamber) if it seems excessive compared to local market rates.

This aims to reduce sudden rent shocks and prevent unfair rent inflation.

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#4: Decent Homes Standard Extension

Every rented property must now meet the Decent Homes Standard, which requires:

• No serious health or safety hazards (as defined by the Housing Health and Safety Rating System).

• Reasonable state of repair.

• Adequate heating and energy efficiency.

• Modern kitchens, bathrooms, and ventilation.
  

If your home doesn’t meet these standards, your landlord will be legally required to make improvements - or risk enforcement action.

FOBEA Insight: Tenants should expect better-maintained properties and more accountability from landlords once the standard becomes law.

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#5: Pets in Rental Properties

The Act introduces a clear right to request a pet. Landlords cannot refuse such requests without a valid reason, for example, where property type or lease restrictions make it impractical.

However, landlords can ask tenants to pay for pet damage insurance or agree to specific terms for cleaning and maintenance.

This reform aims to make pet-friendly renting the norm rather than the exception, improving tenant wellbeing and reducing pet abandonment.

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#6: The Private Renters Ombudsman: Easier Dispute Resolution

All landlords (including those managing their own properties) will need to register with the Private Renters Ombudsman.

This means tenants can:

• Raise complaints free of charge

• Access faster, fairer dispute resolution

• Avoid lengthy court proceedings
  

Examples of issues covered include repairs, deposit disputes, and unfair treatment.

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#7: The Private Rented Sector Database: Transparency for Tenants

The new PRS Database will publicly list registered landlords and their properties, giving tenants a way to verify that:

• The landlord is legitimate and compliant

• The property has valid safety and energy certificates

• Licensing and redress memberships are in place
  

This national register should help eliminate rogue landlords and increase confidence in the rental market.

🏡 What These Changes Mean for Tenants in Practice

• More security: Evictions will require clear legal justification.

• More choice: Periodic tenancies allow tenants to move with flexibility.

• More accountability: The PRS Database and Ombudsman make it easier to identify and challenge non-compliant landlords.

• Better homes: The Decent Homes Standard ensures improved living conditions across the private sector.

Preparing for 2026: Tenant Checklist

✅ Check your tenancy agreement. Make sure you understand your current terms before conversion to periodic.

✅ Keep written records. Save communications with your landlord and receipts for rent and repairs.

✅ Know your rights. Bookmark GOV.UK’s guidance on the Renters’ Rights Act.

✅ Report unsafe conditions. Use your local council’s housing standards team.

✅ Verify your landlord. Once the PRS Database launches, check registration before signing a new tenancy.

🤝 How FOBEA Bridges the Gap

At FOBEA, we work directly with compliant landlords to ensure tenants in England and Wales experience fair, safe, and well-managed rentals.

Our property management standards already meet (and often exceed) the new Decent Homes Standard, giving tenants confidence that their homes are legally compliant and professionally managed.

If your landlord works with FOBEA, you can expect transparent communication, timely maintenance, and a rental experience aligned with the new 2026 legislation.

❓ FAQ: Tenants & the Renters’ Rights Act 2025

Q: Can my landlord still evict me without reason? No. Section 21 “no-fault” evictions are being abolished. Your landlord must have a valid legal ground.

Q: When does the new law take effect? Implementation is expected throughout 2026, subject to final parliamentary approval.

Q: How much notice do I have to give if I want to leave? Two months under the new periodic tenancy structure.

Q: Will rent control be introduced? No fixed caps, but rent increases will be limited to once per year and can be challenged if unfair.

Q: What if my landlord refuses to register or ignores standards? Local authorities and the Ombudsman will have enforcement powers to issue fines or banning orders.

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📞 Speak to the Experts

Landlords and letting agents can contact FOBEA to ensure full compliance ahead of 2026. Our specialists can assess your compliance position, streamline your management processes, and ensure your properties meet the requirements of the Renters’ Rights Act 2025.

Our property management service protects both landlords and tenants, keeping homes compliant, tenancies stable, and communication transparent.

Free Consultation

🔗 Sources

1. GOV.UK: Guide to the Renters’ Rights Bill

2. Parliament UK: Renters’ Rights Bill 2024-25

3. 360 Law Services: Understanding the Renters Reform Bill 2025

4. Goodlord: Renters’ Rights Bill Explained

5. Propertymark: Renters’ Reform Bill: Tenant and Landlord Impacts