Renters' Rights Act 2025 - A Tenant's Guide
The Renters' Rights Act 2025 strengthens your protections as a tenant. Here's what's changed and what it means for you.
Your New Rights
No More "No Fault" Evictions
Section 21 is abolished. Your landlord must have a valid reason to ask you to leave, and you'll get more notice time (usually 4 months).
1 Month Rent Advance Maximum
Landlords can only ask for up to 1 month's rent in advance AFTER you've signed the agreement. Before signing, they cannot request any advance payment.
No More Bidding Wars
Landlords must publish an asking rent and cannot accept offers above it. You should never be pressured to offer more than the advertised price.
Right to Request Pets
Blanket "no pets" bans are now illegal. Landlords can only refuse with a valid reason (like building restrictions or insurance requirements).
Fair Rent Increases
Rent increases limited to once per year maximum. Must be fair and in line with market rates. You can challenge excessive increases through a tribunal.
Protection from Eviction for Arrears
You cannot be evicted for rent arrears unless you're 3 months behind (increased from 2 months). This gives you more breathing room to catch up if you fall behind on rent.
Equal Break Clauses
If your tenancy agreement has a break clause, it must apply equally to both you and your landlord. One-sided break clauses that only benefit the landlord are now unenforceable.
Protection from Discrimination
Landlords cannot discriminate against you for receiving benefits (Universal Credit, Housing Benefit), having children, or any protected characteristic. Both direct ("No DSS") and indirect discrimination are illegal.
Free Ombudsman Service
You can now resolve disputes with your landlord through a free, independent ombudsman service without going to court. Covers repairs, deposits, and service complaints.
Enhanced Rent Repayment Rights
If your landlord commits certain offences (unprotected deposit, unlicensed property), you can claim back up to 24 months of rent (doubled from 12 months).
The Renters' Rights Act received Royal Assent in October 2025. Most provisions will commence in phases throughout 2026. If your tenancy started after the main provisions came into force, you have all these protections. Many protections also apply to existing tenancies.
Fixed-Term Tenancies Ending
NEW Tenancies
Must be periodic (rolling monthly) from day one. No end date allowed. More flexible for you.
EXISTING Fixed-Terms
Will automatically convert to periodic when they end. Cannot be renewed as fixed-term. All your other rights stay the same.
Health & Safety Protections
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Awaab's Law: Damp & Mould Protection
Your landlord must:
- Investigate damp/mould reports within 10 working days
- Fix the issue within 5 working days after investigation
- Provide written findings within 3 working days
- Offer alternative accommodation if property unsafe
- Cannot blame "tenant lifestyle" without proper investigation
Penalties: £7,000 for initial breaches, up to £40,000 for serious violations. Named after Awaab Ishak, this law ensures serious health hazards are addressed immediately.
-
Decent Homes Standard
Your property must meet minimum quality standards including proper heating, insulation, and facilities. Your landlord must keep the property in good repair.
-
Safety Certificates
Landlords must provide you with valid certificates before you move in:
- Gas Safety Certificate (annual)
- Electrical Installation Condition Report (every 5 years)
- Energy Performance Certificate
These protect your safety and must be kept up to date.
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Deposit Protection
Your deposit must be protected (maximum 5 weeks' rent, or 6 weeks if annual rent under £50,000) in a government-approved scheme within 30 days.
You must receive prescribed information including:
- Scheme name and contact details
- How to get your deposit back
- How to resolve disputes
What To Do If...
-
Your landlord asks for more than 1 month rent in advance
- Politely remind them of the RRA 2025 limit
- Refuse to pay more than 1 month
- If they insist: Contact your local council or Citizens Advice
- Keep all evidence (messages, emails)
-
Your pet request is denied without good reason
- Request written explanation
- Valid reasons include: building rules, insurance restrictions, property size
- Invalid reasons include: blanket "no pets" policy, personal preference
- If unreasonable: Contact Shelter or Citizens Advice
-
You notice damp or mould in your home
- Report it immediately IN WRITING (email or letter)
- Take photos with dates
- Keep diary of any health symptoms
- Landlord must investigate within 10 days, fix within 5 days
- If you have children or health conditions, mention this - it's priority
- No response? Contact environmental health at your local council
-
You receive an excessive rent increase notice
- Compare to similar properties in your area
- Check it's been at least 12 months since last increase
- Challenge through First-tier Tribunal if unfair or above market rate
- Get advice from Shelter or Citizens Advice first
-
You're facing discrimination
Evidence of discrimination includes:
- Adverts saying "No DSS" or "No children"
- Being rejected without proper affordability assessment
- Different treatment compared to other applicants
What to do:
- Keep all evidence (emails, messages, adverts)
- Contact Shelter, Citizens Advice, or your local council
- Report to landlord's ombudsman scheme
- Landlords face fines up to £7,000 per breach
-
Your deposit isn't protected
- Your landlord must protect it within 30 days
- You must receive prescribed information
- If not protected: You can claim compensation (1-3x deposit amount)
- Landlord cannot evict you until deposit is protected
- Contact your local council or Citizens Advice
Need Help or Advice?
Find your local bureau for free advice
For: Environmental health, licensing, enforcement
• The Property Ombudsman (TPO): tpos.co.uk
• Property Redress Scheme (PRS): theprs.co.uk
• DPS: 0330 303 0030 / depositprotection.com
• TDS: 0300 037 1000 / tenancydepositscheme.com
For: Challenging rent increases, property condition disputes
Implementation Timeline
- 27 December 2025: Enhanced local authority powers (now in effect)
- 1 May 2026: Core protections - Section 21 abolition, periodic tenancies, Awaab's Law, ombudsman service, anti-discrimination rules, pet request rights, rent bidding ban
- Late 2026: PRS Database rollout
- 2028: Mandatory Ombudsman scheme for all landlords
- 2030: Energy efficiency standards compliance deadline
- 2035-2037 (TBC): Decent Homes Standard (pending consultation)
If your tenancy started after 1 May 2026, you have all core protections. Many protections also apply to existing tenancies. Check with your landlord or local council if you're unsure.
💡 Know Your Rights
This guide covers your main protections under the Renters' Rights Act 2025. If you're ever unsure about your rights, don't hesitate to seek free advice from Shelter, Citizens Advice, or your local council.
Remember: These are legal rights - your landlord must follow them. If they don't, there are penalties and you have options to enforce your rights.
📋 Disclaimer
This guide provides general information about tenant rights under the Renters' Rights Act 2025. It is not legal advice. For specific advice about your situation, please contact Shelter, Citizens Advice, or a qualified legal advisor. Laws and regulations may be updated - always check for the latest information.
Last updated: 14 November 2025