Renters' Rights Act 2025: What It Means for Rent in England

The Renters’ Rights Act 2025 worked its way through Parliament for years. On 1 May 2026, its main provisions came into force for private tenancies in England.

This is what tenants need to know.

The main change for rent

The government has abolished fixed-term assured tenancies. Since 1 May 2026, most existing assured shorthold tenancies in England have been assured periodic tenancies. They continue without a fixed end date.

For rent, this has one major consequence: every rent increase must now go through the same single legal process, regardless of what your tenancy agreement says. Rent review clauses that automatically increase rent each year by RPI, CPI, or a fixed percentage have been void since 1 May 2026.

If you had an assured shorthold tenancy with a fixed term, it will normally have become an assured periodic tenancy. Different rules apply to some arrangements, including lodgers, social housing and student halls. A private landlord now needs a statutory ground to seek possession.

What changed on 1 May 2026

If you’re a tenant

You can’t be evicted without a reason. Section 21 “no-fault” evictions are abolished. Your landlord can no longer end your tenancy simply by serving notice. They need a valid legal ground.

You can challenge a proposed rent increase. Apply for an open market rent determination before the proposed effective date. The application normally costs £47, although some applications are exempt and help with fees may be available.

The tribunal can’t set rent above what your landlord proposed. Even if you challenge and the tribunal determines the proposed rent is fair, the worst outcome is that it stands. It cannot be raised above the landlord’s figure.

The tribunal tells you when any new rent starts. If it decides after the proposed start date, any new rent will usually begin on the next payment date after its decision.

New: you can challenge the rent you agreed to when you moved in. If you’re a new tenant and believe your starting rent is above market rate, you have 6 months from your tenancy starting to apply to the tribunal. The tribunal can only reduce the rent, never raise it.

What’s not changing

Open-market rents still determine what is reasonable. The tribunal assesses what a property would let for on the open market, so proposing an above-market rent still carries the risk of a lower figure being set. The Act doesn’t cap what rent can be, only how increases are processed.

Where to go next

If you are dealing with a rent increase, start with the situation closest to yours.

I’ve received a rent increase notice

• Received a rent increase notice? Your rights in England
  Start here if a notice has landed and you need to understand your options.
• What if my rent increase notice is invalid?
  Check the form, dates, notice period, and other defects before deciding whether to challenge the amount.
• I can’t afford my rent increase: what are my options?
  What to do if the new rent is unaffordable, including negotiation, evidence, and tribunal routes.
• Rent increase during a fixed-term tenancy
  Read this if your landlord is relying on a fixed term, renewal, or rent review clause.

I’m deciding whether the rent is too high

• How much can a landlord increase rent in England?
  The open-market rent limit, why there is no percentage cap, and when a challenge may be worth it.
• What evidence does the tribunal use to set rent?
  How comparables, property condition, and local market evidence affect the decision.
• Can I challenge the rent I agreed to when I moved in?
  For new tenants who think the starting rent was above market.

I’m thinking about tribunal

• Challenging a rent increase at tribunal: how it works
  The full process from application to decision.
• What do I pay while waiting for the rent tribunal?
  What rent to keep paying while the case is pending.
• How does a rent increase tribunal work? Expected timings and what happens at each stage.

Need help?

• Send us your rent increase on WhatsApp
• Read how a tribunal challenge works

Notices served before 1 May 2026 {#march-april-2026-notices}

Notices served before 1 May 2026 need careful handling. Government guidance says pre-commencement Section 13 notices continue under the old rules, even if the proposed rent date falls after 1 May. Rent review clauses are different: any increase under a contractual rent review clause generally needed to take effect before 1 May 2026.

The safe practical answer is: do not ignore the deadline, and check which route your landlord used.

• Keep the notice, envelope, email header, or any other evidence showing when it was served.
• If it was a pre-1 May Section 13 notice, check the old Form 4 rules and the deadline on the notice.
• If it was a rent review clause increase due to take effect on or after 1 May, do not assume the clause still works.
• If the effective date is approaching, consider applying to the tribunal before that date or take legal advice before deciding not to apply.
• If the landlord served the notice on or after 1 May 2026, the new Form 4A rules apply.