The first changes of the Renters' Rights Act 2025 took effect on the 1 May 2026. Landlords and tenants need to know how the changes will affect them.
The following changes took effect from 1 May 2026:
This is not an exhaustive list, you need to read the government guidance for a full list of changes.
The next phase will introduce the national ‘Register your rental property’ service (previously known as the PRS Landlord Database).
If you are a landlord of an assured or regulated tenancy in Dorset, then you must register yourself and each of your properties through this new service.
It will go live in Dorset from 15 August 2027 and the deadline to register will be 14 November 2027.
For the latest guidance, see Get ready; Register your rental property service (GOV.UK).
The following additional measures are planned, subject to confirmation of dates:
Keep up to date and be the first to hear about changes by:
The new changes are aimed at giving renters greater security and stability so they can:
If you have questions, ask your landlord or letting agent how they are complying with the new rules.
You can visit the gov.uk website for Private Rented Tenants and read an overview of the changes within this page.
If you have concerns, answer a few questions to get advice or report a problem to us.
This form can be used as a self‑check only, and at the end you can decide if you want to submit your enquiry to us or simply close it. We do not contact your landlord until we have spoken to you first.
This form is currently not working on touch-screen devices due to a recent supplier update. We are working with the supplier to fix the issue as quickly as possible. The form can still be accessed on other devices.
Landlords could evict tenants without giving a reason using a process called section 21.
From 1 May 2026, landlords can no longer use the section 21 process. Evictions must only be based on specific legal reasons using the section 8 process. See the full guidance for landlords and letting agents on gov.uk.
Tenants gain more security. Landlords must follow the clear legal grounds for evictions.
Landlords could issue new ASTs up to the 30 April 2026.
From the 1 May 2026 onwards, no new ASTs can be started. From this date all new tenancies must be Assured Periodic Tenancies (APT). This means they do not have a fixed term or end date. A new APT must include a written statement of terms.
On the 1 May 2026 all existing AST tenancies automatically converted to the new APT system. To ensure tenants are aware of their new rights, by 31 May 2026 landlords must have given their existing tenants The Renters’ Rights Act Information Sheet 2026.
If as a landlord you have any tenancies based entirely on a verbal agreement, that were made before 1 May 2026, then you cannot give this Information Sheet. You must provide the written information for your tenant instead.Warning
As tenancies will no longer have a fixed term or end date, renters should feel a greater sense of security in their home. Landlords must ensure that the correct paperwork is issued to both existing and new renters or risk a fine.
Rent can be increased multiple times a year.
If landlords want to increase the rent, they will need to fill out form 4A and give it to their tenant giving at least 2 months’ notice. This is also called the section 13 process.
You cannot increase rent more than once a year. Tenants will be able to challenge a proposed rent increase that they believe is above the market rent.
Landlords must plan rent reviews carefully to ensure compliance.
Landlords can ask for several months’ rent upfront.
Landlords will not be able to ask for, encourage or accept a payment of rent before the tenancy agreement is signed. Advance rent payments will be capped at one month.
Reduces financial barriers for tenants. Landlords must adjust their rental setup processes.
Some landlords ban pets entirely.
Tenants can request to keep pets. Landlords must consider requests and cannot refuse without good reason.
Landlords will need to make sure they deal with pet requests fairly.
Some landlords refuse tenants with children or renters on benefits.
Landlords will no longer be able to discriminate against potential tenants who are on benefits or who have children.
Tenants get fairer access to housing. Landlords must review their property adverts and selection criteria. Phrases such as 'would suit processionals' or 'ideal for working tenants' may breach the new rules and result in a fine of up to £7,000.
Disputes between landlords and tenants can sometimes require legal action.
Landlords will be required to be a member of a Landlord Ombudman Service which will offer free, impartial complaint resolution. This change is likely to happen in 2028.
Landlords and tenants benefit from a faster way to resolve disputes.
Councils enforce housing standards under existing laws and policies.
Landlords will need to make sure they comply with the tenants’ rights law changes. Councils will have more power to issue financial penalties when landlords breach the requirements.
Between 15 August and 14 November 2027, landlords in Dorset must register with the ‘Register your rental property’ service. If they do not register by 14 November 2027, they could be fined up to £7,000.
Read more in Get ready: Register your rental property service (GOV.UK)
Landlords must comply with tenancy changes and register their properties to avoid possible fines.
Changes have been rolled out from 1 May 2026 with phase 2 continuing in Dorset and the South West from 15 August 2027.
Read the governments implementation roadmap (November 2025) to find out what is happening and when.
