The new Renters’ Rights Act: what tenants need to know

From 1 May, new legislation covering private renting in England will strengthen tenant protections and set clear rules that every landlord must follow, giving renters greater security in their homes.

The changes, in the Renters’ Rights Act 2025, follow campaigning by UNISON members and aim to address decades of instability and exploitation in the rental market, by establishing housing security as a legal right.

For decades, the balance of power has been tilted heavily towards landlords – leaving 11 million tenants in England, including many UNISON members, vulnerable to instability, exploitation and profiteering. UNISON believes that the law is finally catching up to its members’ needs.

So, what’s changing?

• Bidding wars banned: As of 1 May, it’s a legal offence for landlords or agents to invite, encourage or accept offers above the advertised rent.
• Rent increase protections: Rent can only be increased once a year and this must be via a formal Section 13 notice. Landlords must give minimum two months’ notice, and if a tenant thinks the proposed increase is above market rate, they can challenge it at tribunal. The government is proposing to introduce a £47 application fee for these challenges, but for members on low incomes or those who meet eligibility criteria, the “Help with Fees” scheme can provide financial support to cover or reduce this cost.
• New limits on landlords moving in: While landlords can still move into the property or sell it, they are now prohibited from doing so for the first 12 months of a tenancy and must provide four months’ notice.
• Abolition of Section 21: “No-fault” evictions will be illegal – to end a tenancy, a landlord must have a specific legal ground in court, for example serious rent arrears or proven anti-social behaviour.
• Notice periods: A tenant can now end their tenancy at any time, even from day one – by giving a maximum two months’ notice in writing (including via text or email). Existing shorter notice periods (one month) remain valid.
• UK-wide anti-discrimination laws: It’s illegal to refuse a tenancy because someone has children or receives benefits. This will apply in England, Scotland and Wales.
• Request to keep a pet: Tenants have a legal right to request for a pet in writing – landlords must respond within 28 days and cannot “unreasonably withhold” consent.
• Enforcement: Local authorities have a mandatory duty to enforce these rules, with significant new powers to issue fines ranging from £7,000 and £40,000 and to order rent repayments of up to 24 months.
• Abolition of fixed terms: It will be impossible to create a new tenancy with a set end date. Assured shorthold tenancies will no longer exist. If you are currently in a fixed-term contract, it will automatically convert to a period tenancy on 1 May.

Existing tenants won’t need a new contract, but the landlord is legally required to provide them with a Mandatory Information Sheet by 31 May 2026. This document explains how their rights have changed, and if the landlord fails to provide this, they can be fined up to £7000 by the local authority. These rules have been introduced by law – the landlord cannot put anything into a tenancy agreement to change or disapply them.

Reflecting on the changes, UNISON’s housing policy expert, Sylvia Jones said: “Access to a secure, decent, genuinely affordable home shouldn’t be a lottery, and people shouldn’t have to live in constant fear of being uprooted. A home that is safe, warm, and somewhere to relax should be non-negotiable – especially for the workers who keep our public services running.

“The Renters’ Rights Act is a historic milestone for UNISON’s decades-long campaigning. It finally enshrines in law the security and protections we have long fought for. However, while we celebrate this win for tenant security, it does not resolve the broader systemic crises of housing supply and affordability.

“UNISON will continue to campaign until every member and their family has a home that is not only secure and safe, but truly affordable and sustainable for the long term.”

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