Renters’ Rights Act 2025: A Guide for Gloucester and Tewkesbury Landlords
Updated September 2026
The Renters’ Rights Act 2025 has introduced the biggest changes to England’s private rented sector in a generation. The first and most significant phase came into force on 1 May 2026, changing how tenancies are created, rents are increased and landlords can regain possession of their properties.
Whether you are a landlord or tenant in Gloucester, Quedgeley, Abbeymead, Tewkesbury or the surrounding area, it is important to understand how the new system works.
What is the Renters’ Rights Act?
The Renters’ Rights Act became law on 27 October 2025. Its aim is to give tenants greater security and clearer rights while ensuring responsible landlords retain legitimate routes to recover their properties when necessary.
The reforms are being introduced in phases. Many of the core tenancy changes are already in force, but some measures—including the national private rented sector database, the landlord ombudsman, Awaab’s Law and a new Decent Homes Standard—are being introduced later.
What changed on 1 May 2026?
Section 21 ‘no-fault’ evictions have ended
Private landlords can no longer use Section 21 to recover possession without giving a reason. Instead, a landlord must rely on an appropriate ground under Section 8 and follow the correct notice and court procedure.
This does not mean that landlords can no longer recover their properties. The possession grounds have been revised and expanded to cover circumstances including:
- The landlord or a close family member needing to live in the property
- The landlord intending to sell the property
- Serious or persistent rent arrears
- Anti-social behaviour
- Breaches of the tenancy agreement
- The need to redevelop the property
Different grounds have different evidential and notice requirements. For example, landlords normally cannot require possession because they wish to sell or move themselves or a close family member into the property during the first 12 months of a new tenancy. These grounds require at least four months’ notice.
Assured tenancies are now periodic
Most assured tenancies in the private rented sector now operate as rolling periodic tenancies rather than fixed-term Assured Shorthold Tenancies.
Tenants can remain in their home until they decide to leave or the landlord establishes a valid ground for possession. A tenant can normally end the tenancy by giving no more than two months’ notice, although a shorter period may be agreed in writing.
The new system applies to most existing as well as new private tenancies. Existing written tenancy agreements did not need to be replaced, but landlords were required to provide existing tenants with the government’s Renters’ Rights Act Information Sheet by 31 May 2026. Where an existing tenancy was entirely verbal, the landlord was required to provide a written record of the key terms.
New written information requirements
For tenancies agreed from 1 May 2026, landlords or their agents must provide prescribed information in writing before the tenancy is agreed. This can form part of a compliant written tenancy agreement.
The information includes the identities of the landlord or joint landlords, an address for service, the rent and payment arrangements, relevant bills, deposit details, the tenant’s notice period and key information about repairs, safety obligations, pets and possession.
Using an up-to-date tenancy agreement is therefore essential. Documents written for the old Assured Shorthold Tenancy system may no longer comply with the law.
Rent increases are limited to once a year
Landlords can generally increase the rent only once in any 12-month period and must use the revised Section 13 procedure. At least two months’ notice must be given using the correct prescribed form.
The proposed rent should reflect the open-market rent for a comparable property. A tenant who believes an increase is above market level can challenge it through the First-tier Tribunal before it takes effect.
Rental bidding and excessive rent in advance are banned
Properties must be advertised with a clear rental price. Landlords and letting agents must not invite, encourage or accept an offer above the advertised rent.
Landlords and agents are also prohibited from requiring more than one month’s rent in advance. These measures are intended to make the application process clearer and fairer for prospective tenants.
Discrimination against families and benefit recipients is prohibited
Landlords and agents must not disadvantage someone because they have children or receive benefits. This includes blanket “no children” or “no benefits” policies, refusing a viewing for those reasons or withholding information about a property’s availability.
Applicants can still be assessed through a fair and consistent affordability and referencing process, provided decisions are not based on these protected circumstances.
Tenants have stronger rights to request a pet
Tenants have the right to ask their landlord for permission to keep a pet. Landlords must consider each request individually and must not unreasonably refuse consent.
In most cases, a landlord must respond within 28 days. A request may still be declined where there is a reasonable property-specific reason—for example, where a superior lease prohibits pets or the proposed animal is unsuitable for the accommodation—but blanket refusals should not be used.
What is still to come?
Not every part of the Act took effect in May 2026.
Private Rented Sector Database
The government plans to begin the regional rollout of a national Private Rented Sector Database from late 2026. Registration will become mandatory for private landlords and is expected to involve an annual fee.
The database is intended to hold information about landlords, rented properties and key safety documents. Further details, including the registration timetable and fee, are to be confirmed as the service is introduced.
Private Rented Sector Landlord Ombudsman
A new ombudsman will provide an independent route for tenants to resolve complaints against private landlords without immediately going to court. Membership will be compulsory for landlords, but the government’s implementation roadmap currently anticipates mandatory sign-up in 2028, after the service has been established and scaled up.
Decent Homes Standard and Awaab’s Law
The government also intends to extend a Decent Homes Standard and Awaab’s Law to privately rented homes. These measures will set further minimum quality requirements and legally enforceable timescales for dealing with serious hazards.
The final requirements and commencement dates remain subject to consultation and further regulations. Landlords should continue to meet all existing repair, safety and fitness-for-human-habitation duties in the meantime.
What should landlords do now?
Landlords should make sure that their day-to-day procedures reflect the law already in force. In particular, they should:
- Use an up-to-date tenancy agreement and current prescribed forms
- Keep complete records of compliance, communications, inspections and rent payments
- Understand the revised Section 8 possession grounds before serving notice
- Review rent-increase procedures and property advertising
- Consider pet requests individually and respond within the required timeframe
- Apply consistent, non-discriminatory referencing criteria
- Check that all existing tenants received the required government information by the deadline
- Prepare for registration on the Private Rented Sector Database when local rollout details are announced
Mistakes in tenancy documents, prescribed information or notice procedures can delay possession proceedings and may expose a landlord or agent to financial penalties. Our guide to letting your property.
What does the Act mean for tenants?
Tenants now benefit from greater security, clearer tenancy terms and more predictable rent increases. They can challenge an above-market rent increase, request permission to keep a pet and should not be excluded from a property simply because they have children or receive benefits.
Tenants must still pay their rent, look after the property, comply with the terms of their tenancy and give the required notice when they want to leave. Landlords can seek possession where a valid legal ground applies. Renting through Michael Tuck.
Let Michael Tuck Lettings help you stay compliant
The new legislation has made professional management more valuable than ever. At Michael Tuck Estate and Letting Agents, our experienced lettings teams support landlords across Gloucester, Quedgeley, Abbeymead, Tewkesbury and the surrounding areas.
Our full management service includes marketing, tenant referencing, tenancy documentation, rent collection, property inspections, maintenance coordination and ongoing compliance support. We can help you understand the new rules, reduce risk and manage your property with confidence.
If you are a landlord and would like advice about the Renters’ Rights Act, our property management services, or would like to book a free valuation, please contact Michael Tuck Estate and Letting Agents today. Our friendly and experienced team will be happy to help.
This article is intended as a general guide and does not constitute legal advice. The legislation and supporting regulations may continue to develop, so landlords should obtain advice on their individual circumstances where necessary.
