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. 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 served before that date can continue until 31 July 2026.
• After 31 July 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).

Read about the new Eviction Process

2. Security Deposits

Under the Tenant Fees Act 2019 (unchanged by the 2025 Act), 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 within 30 days in one of three government-approved Tenancy Deposit Protection (TDP) schemes: TDS, DPS, or MyDeposits.

Read the full England Security Deposit Guide

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).

Read the England Rent Increase Guide

4. Required Disclosures

England mandates extensive landlord disclosures, including the government-issued "How to Rent" guide, valid Energy Performance Certificate (EPC), Gas Safety Certificate, and Electrical Installation Condition Report (EICR). Failure to provide these documents invalidated Section 21 notices historically, and will remain critical compliance obligations.

View all England Required Disclosures

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.
• Private Landlord Ombudsman: A free complaints service for tenants, expected to launch late 2026.
• PRS Database: A mandatory national database of landlords and rental properties, rolling out from late 2026.
• Enhanced penalties: Fines of up to £7,000 for initial breaches, rising to £40,000 for repeated or serious offences.

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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.

Prepare your English portfolio for 2026 with Landager