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Renters Right Act - Everything you need to know

The Renters’ Rights Act 2025 changes how renting properties works in England. It aims to give renters more security. Not all changes will happen at the same time. When they apply depends on the type of home you live in.

What is the Renters’ Rights Act?

The Act will ensure

  • No‑fault evictions will end – landlords must have a legal reason to end a tenancy
  • Fixed‑term tenancies will move to rolling tenancies
  • Rent can only be increased once a year
  • Rental bidding will be banned – the advertised rent must be the rent offered

Tenants can ask to keep a pet, and requests must be considered fairly. Some changes start from May 2026, while others apply later for social and affordable housing, from October 2027.

What do we mean by “market rent”, “social” and “affordable” housing?

We know these terms can be confusing, so here’s what they mean.

Market‑rent homes are:

  • Owned by a housing association
  • Rented at open market prices, similar to private renting
  • Usually advertised online and let in the same way as private homes
  • Not allocated through a housing waiting list

If you live in a market‑rent home, your tenancy is treated like private renting under the Renters’ Rights Act.

Most changes apply from May 2026.

Social and affordable housing homes are:

  • Owned by a housing association
  • Rented at below‑market prices
  • This includes social rent and affordable rent homes
  • Usually allocated through a waiting list or council nominations process
  • Often provide longer‑term housing security

If you live in social or affordable housing, the Renters’ Rights Act changes apply later, from October 2027.

When do changes apply?

From May 2026

  • People renting from private landlords
  • Customers living in market‑rent homes owned by housing associations

From October 2027

  • Customers living in social and affordable housing with an assured tenancy

Until October 2027, there are no changes for social and affordable housing tenancies.

What will change for market‑rent customers?

From May 2026:

  • No-fault evictions will end – landlords must have a legal reason to end a tenancy
  • Fixed‑term tenancies will move to rolling tenancies
  • Rent can only be increased once a year
  • Rental bidding will be banned – the advertised rent must be the rent offered
  • Tenants can ask to keep a pet, and requests must be considered fairly

What is a rolling tenancy?

A rolling tenancy is one does not have a fixed end date.

Instead of ending after a set number of months, it:

  • Continues month to month
  • Stays in place until the tenant or landlord gives notice
  • Gives tenants greater security and flexibility

What will change for social and affordable housing customers?

From October 2027:

  • Fixed‑term assured tenancies will move to rolling tenancies
  • Landlords must tell tenants about their new rights
  • Changes will link to updates to national housing standards

There are no changes before October 2027 for social and affordable housing customers.

Do I need to do anything now?

No action is needed.

We will contact you before any changes affect your tenancy and explain:

  • What is changing
  • When it applies
  • What it means for you

Not sure what type of home you live in?

If you’re unsure whether your home is market rent or social or affordable housing, please contact us and we’ll confirm.

Government guidance and resources

A number of guidance documents are available on GOV.UK in accessible formats:

We'll keep information on this page updated.

If you have any other questions at this time, please get in touch.

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