England Landlord-Tenant Laws & Renters' Rights Act 2025
A comprehensive guide to England's private rented sector laws, featuring the landmark Renters' Rights Act 2025 and Section 21 abolition.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
England Landlord-Tenant Laws Overview
England's private rented sector has been fundamentally reshaped by the Renters' Rights Act 2025, which received Royal Assent on 27 October 2025 and came into effect on 1 May 2026. The most significant overhaul of tenancy law in a generation, the Act abolishes the controversial Section 21 "no-fault" eviction process, ends fixed-term assured shorthold tenancies, and standardises rent increase procedures via Section 13 notices.
[!CAUTION] Critical Timeline: The core provisions of the Renters' Rights Act 2025 take effect on 1 May 2026. From that date, all existing assured shorthold tenancies (ASTs) automatically convert to assured periodic tenancies (APTs), and Section 21 notices can no longer be served.
1. The Abolition of Section 21
Section 21 of the Housing Act 1988 historically allowed landlords to evict tenants without providing any reason — known as a "no-fault" eviction. From 1 May 2026, this power is completely abolished.
- Landlords can serve Section 21 notices up to 30 April 2026.
- Court proceedings based on Section 21 notices requested before 1 May 2026 may continue.
- From 1 May 2026, all new possession claims must use reformed Section 8 grounds, which require a legally specified reason (e.g., rent arrears, landlord intends to sell, landlord intends to move in).
2. Security Deposits
Under the Tenant Fees Act 2019, security deposits are capped at:
- 5 weeks' rent for properties with an annual rent under £50,000.
- 6 weeks' rent for properties with an annual rent of £50,000 or more.
All deposits must be protected in a government-approved Tenancy Deposit Protection (TDP) scheme.
3. Rent Increases
From 1 May 2026, the Section 13 notice becomes the only lawful method for landlords to increase rent. Contractual rent review clauses will no longer be valid.
- Rent can only be increased once every 12 months.
- Landlords must provide a minimum of 2 months' written notice via Form 4 (or new Form 4A).
- Tenants retain the right to challenge increases at the First-tier Tribunal (Property Chamber).
4. Required Disclosures
England mandates various landlord disclosures. Failure to provide required documents historically invalidated Section 21 notices and remains a critical compliance obligation.
5. New Protections Under the 2025 Act
The Renters' Rights Act 2025 also introduces:
- Right to request pets: Tenants can request consent to keep a pet, and landlords can only refuse with a good reason.
- Rent in advance cap: Landlords cannot demand more than 1 month's rent in advance.
- Landlord redress schemes: A mandatory complaints service for tenants.
- Private Rented Sector Database: A mandatory national database of landlords and rental properties.
- Enhanced penalties: Financial penalties for breaches of landlord duties are up to £5,000 for a first breach and up to £30,000 for a second or subsequent breach.
Navigate England's New Rules Automatically
The transition from ASTs to periodic tenancies, combined with the abolition of Section 21, creates a massive compliance burden. Landager automatically restructures your tenancy records for the post-May 2026 framework, generates compliant Section 13 rent increase notices, and ensures every mandatory disclosure is attached to the digital tenancy file.
Sources & Official References
Frequently Asked Questions
▶What are the key landlord-tenant laws in England for 2026?
England's private rented sector has been fundamentally reshaped by the Renters' Rights Act 2025, which received Royal Assent on 27 October 2025. The Act abolishes Section 21 'no-fault' evictions from 1 May 2026, ends fixed-term assured shorthold tenancies (all ASTs automatically convert to assured periodic tenancies), standardises rent increases to Section 13 notices only, and introduces a right for tenants to request pets, a Private Landlord Ombudsman, and a mandatory PRS Database.
▶What are the new tenant rights under the Renters' Rights Act 2025?
The Renters' Rights Act 2025 introduces major new tenant protections effective 1 May 2026: the right to request pets (landlords can only refuse with good reason), a cap of 1 month's rent in advance (preventing landlords from circumventing deposit limits), a free Private Landlord Ombudsman complaints service, a mandatory national PRS Database of landlords and properties, and enhanced penalty powers for local authorities.
▶What are the Section 21 eviction notice rules for landlords in England?
Section 21 'no-fault' evictions are abolished from 1 May 2026 under the Renters' Rights Act 2025. Landlords can serve Section 21 notices until 30 April 2026, and court proceedings based on those notices can continue until 31 July 2026. After that date, all new possession claims must use reformed Section 8 grounds, which require a legally specified reason such as rent arrears, landlord intends to sell, or landlord intends to move in.
Read the complete guide▶What is the security deposit limit for landlords in England?
Under the Tenant Fees Act 2019, security deposits are capped at 5 weeks' rent for properties with an annual rent under £50,000, or 6 weeks' rent for higher-value properties. All deposits must be protected within 30 days in a government-approved Tenancy Deposit Protection (TDP) scheme — either TDS, DPS, or MyDeposits. Failure to protect the deposit invalidates possession proceedings and can result in penalties of 1-3 times the deposit amount.
Read the complete guide▶How often can a landlord raise rent in England?
From 1 May 2026, the Section 13 notice becomes the only lawful method for landlords to increase rent — contractual rent review clauses will no longer be valid. Rent can only be increased once every 12 months, with a minimum of 2 months' written notice via Form 4 (or new Form 4A). Tenants retain the right to challenge increases at the First-tier Tribunal (Property Chamber), which can set the rent to the market rate.
Read the complete guide▶What disclosures must landlords provide to tenants in England?
England mandates extensive landlord disclosures including the government-issued 'How to Rent' guide, a valid Energy Performance Certificate (EPC) with a minimum E rating, a Gas Safety Certificate (renewed annually), an Electrical Installation Condition Report (EICR), and the Renters' Rights Act Information Sheet (required by 31 May 2026). From 1 May 2026, landlords must also disclose whether the property is covered by Good Cause Eviction provisions.
Read the complete guide▶What are landlord maintenance obligations in England?
Under the Landlord and Tenant Act 1985, landlords must maintain the structure and exterior, keep heating, water, gas, and electrical installations in proper working order, and ensure the property is fit for habitation under the Homes (Fitness for Human Habitation) Act 2018. The Renters' Rights Act 2025 adds enhanced enforcement powers including fines up to £7,000 for initial breaches and £40,000 for repeated or serious housing standard violations.
Read the complete guide▶What are the late rent fee rules for landlords in England?
Under the Tenant Fees Act 2019, landlords in England can only charge interest on late rent (not a flat fee) at a rate no higher than 3% above the Bank of England base rate. This interest can only be charged after rent has been outstanding for 14 days. Any other charges or penalties for late payment are prohibited as they constitute banned tenant fees under the Act.
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