A significant Part of the Renters’ Rights Act 2025 has now come into force (1 May 2026), introducing wide-ranging reform to the private rented sector in England. The changes significantly strengthen tenant protections while placing new and clearer obligations on landlords.

End of “no-fault” evictions

Section 21 Notices have now been abolished. They cannot be used and landlords that use a Section 21 Notice in future could be fined up to £7,000.  

Landlords can no longer evict tenants without providing a valid legal reason, that is, they must show that one of the grounds for possession set out in Schedule 2 of the Housing Act 1988 apply to the circumstances.

Two new grounds have been added by the Renters’ Rights Act 2025 that will allow landlords to recover possession if they intend to sell the property or move in themselves (or family members).  A full list of the grounds is available at Grounds for possession: guidance for landlords and letting agents – GOV.UK

Periodic tenancies now standard

Fixed-term assured shorthold tenancies have been replaced by periodic tenancies.

If you are a landlord or tenant with an assured shorthold tenancy for a fixed period that ends after 1 May 2026, the tenancy continues but the fixed term will not apply. The tenancy will continue on a rolling periodic basis, typically monthly until brought to an end by one of the parties.  The tenant can serve a notice to quit giving two months’ notice.  The Landlord must rely on the statutory grounds, as amended by the Renters’ Rights Act 2025.

Rent increases

Landlords will need to serve a Section 13 Notice to increase the rent rather than increasing the rent at the point of renewing the fixed term tenancy.  

Tenants can challenge a rent increase via the First Tier Tribunal. Any rent increases in excess of the market rent will not be allowed. Although this is not new, it is likely to become more common as tenants will not be put off, as previously, by the threat of a Section 21 notice.

If you would like guidance on how the new law affects you, our team at Mercers is here to help.