Homefinder

The Renters’ Rights Act 2025 represents a significant change in the private rental market for tenants and landlords. Below is some key information for tenants about the changes, which are providing greater protection and security. These changes take effect from 1st May 2026.

 

You can CLICK HERE to watch a video from Shelter that also details the changes.

 

1. The End of "Fixed-Term" Tenancies

The old system of Assured Shorthold Tenancies (ASTs), meant tenants were often committing to fixed term tenancies for 6 or 12 months. This has been abolished.

• The Change: All tenancies are now Assured Tenancies. There is no longer an "end date" to your contract. 

• Why it’s a positive: You are no longer fixed in a property for a contractual period. If your circumstances or wants change you aren't required to keep paying rent until a fixed term expires. Your home stays your home for as long as you want it, provided you follow the rules.

 

2.Your New Notice Period

Because tenancies have no end date, the way you end a tenancy has become much simpler and more flexible.

• The Change: You can end your tenancy at any time by giving your landlord two months’ notice in writing (email or letter).

• Why it’s a positive: This gives you greater control compared to the previous requirements. Under the old rules, leaving early often meant paying "break fees" or being liable for rent until the contractual period has ended. Now, you have a clear, statutory right to move with just two months' notice, and the end of the rent period, making it much easier to transition to a new home.

IMPORTANT Information

• Moving into social housing - If you are bidding on social housing properties, and currently live in a private rent property, you need to ensure that you have the funds to cover your rental liability in your existing property for duration of your notice period, and the funds for any up front payments to secure the social housing property. From 1st May 2026, you will likely need funds to cover the two months notice you have to give to your private landlord, and additional upfront costs of social housing. If you are in receipt of benefits to pay your rent, you will not likely get support to pay two rents at one time. Speak to your work coach, or equivilant, regarding rental cost support via Universal Credit if you have any questions. Do not bid on properties unless you have these funds saved.

 

3. The Abolition of "No-Fault" Evictions

Perhaps the biggest change for renters is the removal of Section 21 evictions.

• The Change: Landlords can no longer evict you without a reason. Previously, a landlord could give you two months' notice to leave for no reason. Now, they must provide a valid legal reason (a "ground for possession") to end the tenancy.

• Why it’s a positive: This removes the lack of security for tenants. The new grounds for eviction, which must be specified when notice is served, for the most part, give longer notice periods, so should a legal notice be served, tenants have longer to find alternative accommodation. A full list of grounds for eviction can be found at the bottom of this page

 

 

Grounds for eviction

Below is a table demonstrating the grounds for eviction, description of the ground, if it is mandatory or discretionary, and the notice period. Mandatory grounds mean the Court must award the Landlord possession of the property, meaning the tenant will be evicted. Discretionary requires the Court to consider if the reasons given by the Landlord are reasonable. This gives the tenant an chance to stop the eviction and detail how they will resolve the matter(s) that have caused the Landlord to serve notice.

 

Ground	Reason / Description	Mandatory or Discretionary	Notice Period	How / When Served & Specific Conditions
1	Occupation by landlord or family	Mandatory	4 months	Cannot be used in the first 12 months of the tenancy. Landlord cannot re-let/market for 12 months after.
1A	Landlord intends to sell property	Mandatory	4 months	Cannot be used in the first 12 months of the tenancy. Landlord cannot re-let/market for 12 months after.
1B	Sale under rent-to-buy agreement	Mandatory	4 months	Prior written notice required at the start of the tenancy.
2	Sale by mortgage lender	Mandatory	4 months	Amended to apply whether the mortgage was granted before or after the tenancy began.
2ZA-2ZD	Superior lease ends	Mandatory	4 months	Applies to cases involving sub-letting where the head lease is terminated.
4	Student accommodation (former)	Mandatory	2 weeks	For properties formerly let to students by an educational establishment.
4A	Student HMO (academic year)	Mandatory	4 months	Notice must be given at the start of the tenancy; notice end date must be between 1 June and 30 September.
5, 5A-5C	Tied accommodation / Ministers	Mandatory	2 months	Specific categories of tied employment or ministers of religion.
5G	Temporary homeless housing	Mandatory	4 weeks	Used when the Local Authority notifies the landlord that the property is no longer required for homelessness duty.
6	Redevelopment	Mandatory	4 months	Landlord intends to demolish, reconstruct, or carry out substantial works.
6B	Compliance with enforcement	Mandatory	4 months	Necessary to comply with banning orders, improvement notices, or HMO licensing issues.
7	Death of tenant	Mandatory	2 months	Used where the tenancy has devolved under a will or intestacy.
7A	Serious ASB / Criminality	Mandatory	No minimum	Can apply to court immediately after serving notice if there is a serious criminal conviction or closure order.
7B	No 'Right to Rent'	Mandatory	2 weeks	Tenant has failed a right to rent check.
8	Serious Rent Arrears	Mandatory	4 weeks	Tenant must owe at least 3 months' (monthly) or 13 weeks' (weekly) rent both at notice and hearing.
9	Alternative accommodation	Discretionary	2 months	Suitable alternative accommodation is available for the tenant.
10	General Rent Arrears	Discretionary	4 weeks	Any amount of rent is unpaid.
11	Persistent delay in payment	Discretionary	4 weeks	Tenant is persistently late, even if they are not in arrears at the time of notice.
12	Breach of tenancy obligation	Discretionary	2 weeks	Any breach of the agreement other than rent.
13	Deterioration of property	Discretionary	2 weeks	Damage or neglect caused by the tenant or a member of the household.
14	Anti-social behaviour (ASB)	Discretionary	No minimum	Landlord can start court proceedings immediately after giving notice.
14A / 14ZA	Domestic abuse / Rioting	Discretionary	2 weeks	Specific to perpetrators of domestic violence or those convicted of rioting.
15	Deterioration of furniture	Discretionary	2 weeks	Damage to furniture provided under the tenancy.
17	False statement	Discretionary	2 weeks	Tenancy was granted based on a false statement by the tenant.
18	Supported accommodation	Discretionary	4 weeks	Tenant unreasonably refuses to co-operate with support services.