The Renters' Rights Act 2025 is the biggest change to the private rented sector in England for a generation. The principal tenancy reforms took effect on 1 May 2026. This guide is a plain-English summary of what North East landlords need to know for new tenancies from that date.
1. New tenancies are assured periodic tenancies
Section 21 "no-fault" evictions have been abolished and fixed-term assured shorthold tenancies are no longer available for new lettings. New mainstream private tenancies are single, open-ended assured periodic tenancies from day one. Tenants can give two months' notice at any point. Landlords who want to recover possession rely on Section 8 and one of the statutory grounds (rent arrears, anti-social behaviour, landlord selling or moving in, and so on).
What to do now: keep documentation tight — rent records, communications, condition reports — so that if you ever need to rely on a Section 8 ground, you have the evidence to support it.
2. Rent increases: once a year, via Section 13
Rent can be increased once every 12 months using the Section 13 statutory process, with at least two months' notice. Old rent-review clauses are not enforceable in the same way. Tenants can challenge an above-market increase at the First-tier Tribunal.
What to do now: plan rent reviews annually rather than mid-tenancy, and price to a defensible market comparable.
3. Pets — the right to request
Tenants have a statutory right to request a pet. Landlords must consider the request and can only refuse on reasonable grounds. Landlords may require the tenant to hold pet damage insurance.
4. Discrimination and blanket bans
Blanket bans on renting to families with children or people receiving benefits are unlawful. Referencing must be applied consistently on affordability and lawful property-specific grounds, not protected characteristics.
What KeyMoment does: our referencing treats every applicant on the same documented affordability criteria. We do not run "no DSS" or "no children" filters and we do not encourage or accept offers above the advertised rent.
5. Private Rented Sector Database and landlord ombudsman
A new digital database of landlords and rented properties in England is being introduced, along with a mandatory landlord ombudsman scheme covering the private rented sector.
6. Decent Homes Standard and Awaab's Law
The Decent Homes Standard has been extended to the private rented sector, and Awaab's Law rules on responding to damp and mould within statutory timeframes apply to private landlords too.
What this means for Tenant Find
KeyMoment's Tenant Find service focuses on referenced applicants, documented decisions and a written applicant summary you keep on file, using the appropriate assured periodic tenancy documentation and required written tenancy information.
This guide is general information for landlords in the North East, not legal advice. Check GOV.UK for the current position and take independent advice on specific tenancies. References to Assured Shorthold Tenancies and Section 21 relate to tenancies granted before 1 May 2026.