Advice for tenants and landlords
The first changes of the Renters' Rights Act 2025 take effect on the 1 May 2026. Landlords and tenants need to know how the changes will affect them.
Keep up to date and be the first to hear about changes by:
- signing up to government email alerts
- joining Dorset Council's Landlord Forum, it is free and you can join the forum online. We will be posting regular updates as we get closer to implementation
- visiting the Housing Hub on GOV.UK, for full details of the latest updates
- using the government approved checklist to make sure you are up to date and ready
- reviewing tenancy agreements to reflect new rules
- planning rent reviews to comply with annual limits
- registering properties when the database goes live in late 2026
- ensuring property standards meet legal requirements
The new changes are aimed at giving renters greater security and stability so they can:
- stay in their homes for longer
- build lives in their communities
- avoid the risk of homelessness
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.
Before 1 May 2026
Landlords can evict tenants without giving a reason.
After 1 May 2026
From 1 May 2026, this will no longer be allowed. Evictions must only be based on specific legal reasons using the section 8 notice process. See the full guidance for landlords and letting agents on gov.uk.
Impact
Tenants gain more security. Landlords must follow the clear legal grounds for evictions.
Before 1 May 2026
Landlords can issue new AST up to the 30 April 2026.
After 1 May 2026
From the 1 May 2026 onwards, no new AST can be started. From this date all new tenancies must be Assured Periodic Tenancies (APT). This means they do not have a fixed end date. A new APT must include a written statement of terms.
On the 1 May 2026 all existing AST tenancies will automatically convert to the new APT system. To ensure tenants are aware of their new rights, by 31 May 2026 landlords must give their existing tenants The Renters’ Rights Act Information Sheet 2026.
Impact
As tenancies will no longer have any fixed 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.
Before 1 May 2026
Rent can be increased multiple times a year.
After 1 May 2026
If landlords want to increase the rent, they will need to fill out form 4A and give it to the tenant giving at least 2 months’ notice. This is also called the section 13 process.
You cannot increase rent more than once a year and tenants will be able to challenge a proposed rent increase that is above the market rent.
Impact
Landlords must plan rent reviews carefully to ensure compliance.
Before 1 May 2026
Landlords can ask for several months’ rent upfront.
After May 2026
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.
Impact
Reduces financial barriers for tenants. Landlords must adjust their rental setup processes.
Before 1 May 2026
Some landlords ban pets entirely.
After May 2026
Tenants can request to keep pets. Landlords must consider requests and cannot refuse without good reason.
Impact
Landlords will need to make sure they deal with pet requests fairly.
Before 1 May 2026
Some landlords refuse tenants with children or on benefits.
After 1 May 2026
Landlords will no longer be able to discriminate against potential tenants who are on benefits or who have children.
Impact
Fairer access to housing. Landlords must review their adverts and selection criteria.
Now
Disputes between landlords and tenants can sometimes require legal action.
Future change
A mandatory Ombudsman will offer free, impartial complaint resolution. This change is unlikely to happen until 2028.
Impact
Landlords and tenants benefit from a faster way to resolve disputes.
Before 1 May 2026
Councils enforce housing standards under existing laws and policies.
After 1 May 2026
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. From late 2026 a national landlord database will be created. Landlords must sign up to the database and pay an annual fee.
Impact
Landlords must comply with tenancy changes and register their properties to avoid possible fines.
Changes will roll out in stages, starting on 1 May 2026.
Read the governments implementation roadmap to find out what is happening and when.