Tenant FAQs - Renters' Rights Act 2025
The topics covered in these FAQs are:
Changes to tenancies
What happens to my current tenancy?
On 1 May 2026 your Assured Shorthold Tenancy (AST) automatically became a periodic tenancy. This means your tenancy will roll on without a fixed end date. Your landlord cannot issue a fixed term.
Tenants can give notice any time after the start of the tenancy. Unless the tenancy agreement states a shorter period, two months written notice by email or in writing by post (both recommended) must be provided to the landlord to tie in with the end of the monthly rent payment period.
A notice to quit can be withdrawn before the date it is to take effect under a new s5A of the Protection from Eviction Act 1977. The tenant and landlord must both agree to the withdrawal in writing.
Can my landlord still evict me without giving a reason?
No. Section 21 “no-fault” evictions are abolished. Your landlord must rely on a specific legal ground and follow the correct legal process, including giving you proper notice.
How long will it take for my landlord to evict me?
This depends on the ground relied upon. Notice periods range from weeks to months, with four months’ notice required where the landlord intends to sell or move back into the property. You will have the opportunity to defend the case in court.
Rent
How often can my rent be increased?
Your rent can only be increased once per year, with at least two months' notice, using the statutory Section 13 process.
What if my landlord proposes an excessive rent increase?
You can challenge the increase at the First-tier Tribunal if it exceeds market rent. The increase will not take effect until the tribunal has made its decision and the tribunal cannot increase the rent beyond the amount proposed by the landlord.
Can my landlord ask for several months' rent in advance?
No. From 1 May 2026, landlords are limited to requesting one month's rent in advance and only during the permitted pre-tenancy period. Any clause requiring more than this is unenforceable.
Is rental bidding still allowed?
No. Landlords and agents must advertise a set rent and cannot accept offers above it. You may offer less than the advertised rent.
Pets
Do I have a right to keep a pet?
You have a right to request a pet and your landlord must consider the request reasonably. They cannot charge pet fees, pet deposits or require pet insurance. Refusals may be appealable to the Private Rented Sector Ombudsman once introduced.
Applicants on benefits or having children
Can my landlord refuse me because I am on benefits and/or have children?
No. Landlords cannot refuse applicants solely because they receive benefits. Landlords and agents cannot market properties for let as No DSS or no children. Practices that exclude or discourage applicants in receipt of benefits are not allowed, such as requiring tenants in full time employment, or excluding income from benefits in the affordability checks or requiring guarantors for benefit claimants only. Decisions must be based on objective criteria such as affordability or credit history. Landlords will continue to have the final say on who they let their property to and can carry out referencing checks to make sure tenancies are sustainable for all parties.
Landlords and agents cannot discourage or prevent someone from renting a property because they have a child under 18 living with them or who might visit them. However, landlords can turn down an application on the grounds that the property is unsuitable for children, but they will need to be able to evidence their decision on a case-by-case basis.
Landlords can no longer rely on the terms of their mortgage or lease agreement that prohibit them from renting to families or tenants on benefits as from 1 May 2026 these terms have no effect. Landlord insurance products with similar terms will only remain valid until they are renewed. Upon renewal such terms will be unenforceable.
Landlord breaches of the Act
Who can I complain to if my landlord breaks the rules?
Depending on the issue, you can complain to your local council, the Private Rented Sector Ombudsman once introduced, the First-tier Tribunal, or the courts.
What is a rent repayment order?
If your landlord commits certain offences, you may apply to the First-tier Tribunal for a rent repayment order requiring repayment of up to two years’ rent.
What rights do I have if my landlord breaches the Act?
You may challenge unlawful actions, apply for rent repayment orders, defend possession proceedings, report the landlord to enforcement authorities and exercise your rights without fear of retaliation.