Renters’ Rights Act 2025: Landlords Guide

Renters’ Rights Act 2025: What Landlords and Buy-to-Let Investors Need to Know

By WIS Team

June 19, 2026

5 minutes read

TLDR

From 1 May 2026, the Renters’ Rights Act 2025 introduced new rules for private landlords and new rights for tenants in England. The changes apply mainly to private rented sector tenants with an assured or assured shorthold tenancy. They will not usually apply to social housing tenants or lodgers.

For landlords and buy-to-let investors, this does not mean the rental market has become unworkable. But it does mean tenancy planning, compliance, cash flow and mortgage strategy now need closer attention.

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Key Changes at a Glance

Change	What it means for landlords
Fixed-term tenancies changed	Assured tenancies can no longer have a fixed term or set end date. Most now roll monthly, weekly or fortnightly.
Assured Shorthold Tenancies abolished	Tenancies previously called Assured Shorthold Tenancies automatically become Assured Periodic Tenancies.
Section 21 removed	Landlords can no longer use Section 21 notices from 1 May 2026.
Legal reason needed for possession	Landlords must use valid possession grounds if they want to end a tenancy.
Rent increases controlled	Rent increases must usually follow the Section 13 process, with at least 2 months’ written notice.
Tenant notice period	Tenants can usually end the tenancy by giving at least 2 months’ written notice.
Pet requests strengthened	Tenants have the right to request a pet, and landlords cannot unreasonably refuse.

What Is the Renters’ Rights Act?

The Renters’ Rights Act was introduced to give tenants more security and create clearer rules for landlords.

The important point is that these rules apply automatically.

A landlord cannot put terms into a tenancy agreement to avoid or remove these legal rights.

Even if the tenancy agreement is not updated, the new rules may still apply.

For landlords, the message is simple: The rental market has not disappeared, but the rules have changed.

The Main Changes Landlords Should Understand

From 1 May 2026, assured tenancies can no longer have a fixed term or set end date. Most private tenancies now become rolling tenancies, also called periodic tenancies. If a tenancy agreement previously referred to an Assured Shorthold Tenancy, it will automatically become an Assured Periodic Tenancy instead.

Landlords can also no longer serve a Section 21 notice on or after 1 May 2026. If they want to end a tenancy, they must have a valid legal reason, known as a ground for possession. These may include rent arrears, anti-social behaviour, poor care of the property, selling the property, or the landlord or a family member wanting to move in.

Rent increases have also changed. Rent review clauses can no longer be used for new rent increases after 1 May 2026. Landlords must usually use the Section 13 process, give at least 2 months’ written notice, and use Form 4A. The rent increase must not be higher than open market rent, and tenants can challenge it at the First-tier Tribunal.

Tenants can usually end the tenancy by giving at least 2 months’ written notice, such as by letter or email. They also now have the right to request to keep a pet, and landlords cannot unreasonably refuse the request.

Landlord Action Checklist

Area to review	Why it matters
Tenancy agreements	Older agreements may still mention fixed terms or Section 21, even though the rules have changed.
Rent review process	Landlords must follow the correct formal process for rent increases.
Notice procedures	Landlords need to understand when Section 8 grounds may apply.
Cash reserves	Tenants can usually leave with 2 months’ notice, so void periods need to be planned for.
Pet policy	Landlords should have a fair process for considering pet requests.
Mortgage renewal dates	Higher mortgage payments may affect whether the property still works financially.
Long-term property plans	Selling, refinancing or retaining the property may now require earlier planning.

What This Means for Buy-to-Let Landlords

The Renters’ Rights Act does not directly change buy-to-let mortgage rules. However, it can affect how landlords plan their rental property finances. Landlords may now need to review:

Rental income assumptions
Mortgage payment affordability
Cash reserves for void periods
Rent review timing
Property condition
Tenancy documents
Long-term plans to sell, remortgage or retain the property

Buy-to-let can still work, but landlords now need to manage it more like a structured business.

Final Thought

The Renters’ Rights Act is not the end of buy-to-let. But it is a clear shift in how landlords need to operate. For tenants, it offers more security. For landlords, it means stronger compliance, better planning and more careful mortgage decisions.

FAQs

1. When did the Renters’ Rights Act changes start?

The main changes started from 1 May 2026.

2. Does Section 21 still apply?

No. Landlords can no longer serve a Section 21 notice from 1 May 2026.

3. Are fixed-term tenancies still allowed?

Most assured tenancies now become rolling periodic tenancies instead of fixed-term tenancies.

4. Can tenants still end the tenancy?

Yes. Tenants can usually end the tenancy by giving at least 2 months’ written notice.

5. Can landlords still increase rent?

Yes, but they must usually follow the formal Section 13 process and give at least 2 months’ notice.

How do buy to let mortgages work in the UK? Let’s read the full article:

How do buy to let mortgages work in the UK?

FCA Disclaimer

Your property may be repossessed if you do not keep up repayments on your mortgage.
This article is for general information only and should not be treated as legal, tax or financial advice.
Some buy-to-let mortgages are not regulated by the Financial Conduct Authority.