The Renters' Rights Act received Royal Assent on 27th October 2025, and it brings significant change for everyone living in a rented home across England. The Act is designed to give you greater stability and more control over where you live.
The new law is rolling out in phases. The first changes, which strengthen enforcement powers, came into force on 27th December 2025. The main reforms, including the end of Section 21 notices, took effect from 1st May 2026. Understanding this timeline matters because these changes will affect your tenancy agreement, how rent increases are managed, and the rights you hold as a tenant.
We’ll guide you through every step. Whether you have questions about how your current tenancy will transition, how rent reviews will work, or how to make a pet request, your local Hamptons office is ready to help.
Key insights
- End of Section 21 notices: Abolishes Section 21 notices through the courts, requiring landlords to use specific legal grounds for possession.
- Periodic tenancies: Replaces fixed-term contracts with Assured Periodic Tenancies (APTs), offering rolling contracts and greater stability. Tenants can leave with two months' notice.
- Limited rent increases: Rent increases are capped at once every 12 months. Landlords must give two months' notice, and tenants can challenge unfair increases at a First-Tier Tribunal.
- Ban on rental bidding: Prohibits landlords and agents from inviting or accepting offers above the advertised rent.
- Protection against discrimination: Explicitly bans blanket policies like 'No DSS' (referring to tenants who may be in receipt of benefits) or 'No Children', mandating individual tenant assessment.
- The right to request a pet: Grants tenants a statutory right to request a pet, which a landlord cannot unreasonably refuse.
- Limit rent in advance: Prohibits landlords from requesting more than one month's rent in advance.
How Hamptons is supporting you through these changes
Legislative change of this scale can feel overwhelming, but you don’t have to navigate it alone - we’ll work through it with you. Our lettings and property management teams are actively preparing for the transition, and we want to make sure you feel informed and supported at every stage.
Here is what you can expect from us:
- Tenancy transition support: As existing tenancies convert to Assured Periodic Tenancies from 1st May 2026, we will guide you through what this means for your specific agreement. You will not need to sign a new contract, but we are here to answer any questions and explain how your tenancy will work going forward.
- Clear rent review processes: We will work with you to review all rent reviews in line with the new rules, giving you proper notice and ensuring any proposed increase reflects the local market. If you have concerns about a rent review, we encourage you to speak with us before taking any formal steps.
- Pet request handling: If you would like to request a pet, we’ll walk through the process with you so you know exactly what to expect and ensure your request is handled fairly and promptly.
- Ongoing communication: As further provisions come into force, we will keep you updated on anything that affects your tenancy. You can always contact your local Hamptons office with questions.
The two-speed timeline: what changed in December and what comes next
The implementation of the Renters' Rights Act follows a phased approach. It is worth understanding which changes are already in effect and which are still to come.
Phase 1 (commenced: 27th December 2025)
This initial phase focused on laying the groundwork for stronger enforcement and regulatory systems.
- LHA enforcement powers to investigate rogue landlords: Local Housing Authorities (LHAs) gained significantly strengthened investigatory powers from 27th December 2025. This means councils are better equipped to inspect properties, demand documentation, and enforce housing standards more effectively.
- Abolition of the AST for long leases: This change provides protection for tenants on long leases (typically 21 years or more), preventing them from being unintentionally classified as Assured Shorthold Tenancies (ASTs) due to high ground rents.
Phase 2 (commenced: 1st May 2026)
This date marks the main reform for the private rented sector (PRS). On 1st May 2026, the majority of your new rights and tenancy reforms came into effect for all new and existing private tenancies.
Key provisions of the Renters' Rights Act
This section breaks down the most significant legal changes that came in from 1st May 2026, giving you a clear understanding of your new rights and security.
Abolition of Section 21 notices
This is one of the most important changes in the Act, directly addressing the biggest cause of tenancy insecurity.
- What this means for you: From 1st May 2026, the abolition of the Section 21 notice ended a landlord's ability to regain possession without providing a valid, legally proven reason. This gives you greater stability and confidence in your home.
- What tenants should know about landlord repossession grounds: Landlords must now use the reformed Section 8 notice, citing one of the established legal grounds for possession. These grounds cover specific situations such as significant rent arrears, anti-social behaviour, or the landlord's genuine intent to sell the property or move into it.
End of fixed-term tenancies
The Act simplifies the lettings structure by moving away from fixed-term contracts to a single system of rolling tenancies.
- The shift to Assured Periodic Tenancies (APTs): All tenancies automatically became Assured Periodic Tenancies, or rolling contracts. This removes the pressure of lease renewal and gives you the certainty of an indefinite contract, which only ends if you choose to leave or the landlord uses a legal ground for possession.
- How this affects your ability to leave or stay: Your security is strengthened by the removal of Section 21. Your flexibility is also improved: you need only provide two months' notice to end your tenancy at any point.
Rent increases
The new rules introduce clarity and structure around rental costs, replacing the confusion and sudden increases sometimes associated with fixed-term renewals.
- Limited to once per year with two months' notice: Landlords are legally restricted from implementing a rent increase more than once every 12 months. They must also serve a formal Section 13 notice giving you at least two months' warning of the proposed change.
- How to challenge an unfair rent increase: If you believe a proposed increase does not reflect the market rate, you have the right to formally challenge it by applying to the First-Tier Tribunal, which has the power to either confirm or reduce the rent based on market evidence. We always recommend speaking with your Hamptons property manager first, as we can often resolve concerns before any formal process is needed.
New rights for tenants
The Act addresses historic issues of fairness, accessibility, and quality of life for tenants.
- Right to request a pet: You gain a statutory right to request a pet, which your landlord must not "unreasonably refuse". This is not an automatic right to a pet, but it means your landlord must consider the request properly and provide a reasonable justification if they say no. We can help you prepare and submit your request.
- Protection from discriminatory letting policies: It has become illegal for landlords and letting agents to use blanket bans against tenants who receive benefits or have children. Your application must be assessed on your individual circumstances.
What this means for you now and in the longer term
The benefits of the Act are being introduced in stages. Here is what you can expect.
Immediate impact (from 27th December 2025)
The first wave of reforms is already in force, focused on enforcement and protection for specific groups:
- Stronger local authority enforcement: Local Housing Authorities (LHAs) now have significantly stronger powers to investigate complaints about poor housing standards. If you are experiencing issues with the condition of your property, your local council is better equipped to act.
- Protection for long leaseholders: Tenants who hold a long residential lease (over 21 years) are protected from the risk of forfeiture due to high ground rents, as the lease is no longer treated as an Assured Shorthold Tenancy (AST).
Long-term impact (from 1st May 2026)
The most significant changes arrived on 1st May 2026 with the abolition of Section 21 notices and the introduction of Assured Periodic Tenancies:
- Greater security in your home: Possession is no longer a matter of a Section 21 notice. Your landlord needs a legally valid and evidenced reason to seek possession of the property.
- A simpler, more flexible tenancy structure: Assured Periodic Tenancies replaced fixed-term contracts, giving you the certainty of a rolling agreement. You can stay as long as the tenancy works for you, and if you need to move, you simply give two months' notice.
How to use your new rights: Practical guidance for tenants
Knowing your rights is one thing. Knowing how to use them is another. This section gives you the practical steps, and we are here to support you through each one.
How to resolve a concern or dispute
The Renters' Rights Act provides a formal route for resolving disputes, but the most effective first step is always a direct conversation.
Talk to us first
If something is not right with your tenancy, whether it relates to repairs, your tenancy terms, or anything else, please contact your landlord or your local Hamptons office. Our property management team deals with these situations regularly and can often find a resolution quickly. We would rather hear from you early than have a small issue become a bigger one.
How to request a pet
The Act gives you a statutory right to request a pet, and we are here to help you through the process.
How it works
You submit your request formally to your landlord or agent. Your landlord cannot unreasonably refuse, but this is not an automatic right to a pet. Any refusal must be based on genuine, reasonable grounds (for example, if the landlord's superior lease on the property prohibits pets). Our lettings team can advise you on how to present your request clearly and what to expect from the process.
Further reading: Our dedicated guide covers this in full detail: Renting with pets: The complete guide for pet owners.
How to respond to a rent increase
The new system limits rent increases to once per year and requires two months' notice, giving you time to consider any proposed change.
Speak with your Hamptons property manager
If you receive a rent increase notice and have concerns, your first step should be to contact your property manager or local Hamptons branch. We can explain the basis for the proposed increase, discuss your options, and work with you to find a fair outcome. In many cases, a conversation is all that is needed.
The formal route: First-Tier Tribunal
If a resolution cannot be reached through discussion, you have the right to formally challenge the increase at the First-Tier Tribunal (FTT).
- The FTT will assess whether the proposed rent reflects the local market rate. It has the power to either confirm the rent or reduce it, but cannot increase it above the figure requested by the landlord.
- We suggest speaking with us before going down this route, as a formal application can often be avoided through open dialogue.
What happens to your current tenancy agreement?
If you are currently living in a rented property under an Assured Shorthold Tenancy (AST), your contract will transition to the new system. The process is designed to be automatic, and we will be on hand to support you through it.
How the transition works for current tenants
The key date was 1st May 2026. Here is what to expect depending on your situation:
- Automatic conversion to a periodic tenancy: On 1st May 2026, the law automatically converted all existing ASTs into Assured Periodic Tenancies (APTs), which are rolling contracts. You don’t need to sign a new document. Your Hamptons property manager can talk you through what this means for your specific tenancy.
- If you are mid-term on a fixed-term AST: If you are in the middle of a fixed-term contract (for example, a 12-month lease) when the change came in on 1st May 2026, your tenancy continues under its original terms until that fixed period ends. Once the fixed term expires, it automatically converts to a periodic tenancy.
- If your fixed term expired on or after 1st May 2026: Your tenancy simply rolled over into the new Assured Periodic Tenancy system, giving you open-ended security without the pressure of a renewal negotiation or the risk of a Section 21 notice.
In short, the Act ensures that the stronger protections extend to you regardless of whether you are signing a new tenancy or continuing an existing one. If you are unsure how the transition applies to your agreement, contact your local Hamptons branch and we can give you tailored advice to your circumstances.
What the wider market changes mean for tenants
The Renters' Rights Act delivers significant new protections, and it is also reshaping how the lettings market operates more broadly. Understanding this wider context can help you plan ahead.
With Section 21 removed, landlords must now rely on the court system via a reformed Section 8 notice to regain possession of a property. This is a positive change for tenant security, but it also means some landlords may apply more thorough referencing and affordability checks when selecting tenants.
If you are searching for a new property, our lettings team can advise you on how to present the strongest possible application. Preparing your references, proof of income, and rental history in advance will put you in a strong position, and we are happy to guide you through what is needed.
Next steps and resources
You are now well placed to navigate this significant change in the lettings market. We are here to support you at every stage of your property journey.
Helpful resources
For further reading and support, here are some useful starting points:
Find properties to rent
Ready to explore properties that suit your long-term plans? Browse all our available properties to rent here.
Conclusion
The Renters' Rights Act represents the most significant improvement for tenants in a generation, strengthening your security, stability, and rights in the private rented sector. The shift to periodic tenancies and the abolition of Section 21 notices mean you can plan ahead with far greater confidence.
We encourage you to be proactive in understanding and using your new rights. Whether it is a question about your tenancy transition, a rent review, or a pet request, we are here to help. Find your nearest Hamptons office to speak with us directly.
