Rent rises, pets and evictions: what your landlord can and cannot do under the Renters’ Rights Act

A rent increase, a rejected pet request or the worry of being asked to leave can shape everyday life when you rent your home. But the rules behind those conversations have changed.

Major reforms under the Renters’ Rights Act 2025 took effect on 1 May 2026, changing what private landlords in England can do and giving tenants stronger protections.

From rental bidding to keeping a pet, these are changes worth understanding whether you rent your home, let out a property or are helping someone find their first place.

AXA’s landlord advice hub brings together guidance on managing rental properties, including the responsibilities behind those everyday decisions.

One change starts before you even collect the keys. Landlords and letting agents must advertise a specific rent and cannot encourage or accept offers above it.

For prospective tenants, that means the advertised price should no longer be the opening bid in a contest for the property.

Once you have moved in, rent increases also follow tighter rules. For tenancies covered by the reforms, landlords can raise the rent only once a year, cannot do so during the first 12 months of a new tenancy and must give at least two months’ notice using the prescribed process.

Tenants can challenge a proposed increase above the market rent. That does not mean rents are frozen, but it makes understanding the process important on both sides. AXA’s rental property guidance includes information on rent increases and landlords’ responsibilities.

Then there is the question that matters to anyone hoping to share their home with a dog or cat.

Tenants can request permission to keep a pet, and landlords must consider the request fairly rather than refuse unreasonably. It is a right to ask and have the request properly considered, rather than automatic permission for every animal in every property.

For owners, agreeing to a pet also makes it worth reviewing their landlord insurance. AXA highlights that damage such as chewing, scratching, tearing or fouling may be excluded, so permission to keep a pet should not be confused with insurance cover for any damage it causes.

Perhaps the biggest change concerns the security of the tenancy itself.

Section 21 “no-fault” notices can no longer be served under the new system. Landlords seeking possession must rely on a legal ground and follow the required procedure. Some cases started under the earlier rules remain subject to transitional arrangements.

Most existing assured shorthold tenancies have also moved to a rolling structure, rather than simply becoming longer fixed-term contracts. These changes are explained in the Government’s tenant guidance.

Landlords can still seek possession for valid reasons, including selling the property, moving into it or qualifying rent arrears, subject to the relevant conditions. The end of Section 21 does not remove those routes.

For property owners, this puts the focus on clear records, correct notices and evidence. AXA’s guidance for landlords encourages owners to review how they manage their properties and keep their insurance information accurate.

The reforms also prohibit discrimination against prospective tenants because they receive benefits or have children. These protections form part of the Government’s rental reform programme.

For landlords, the practical work extends beyond updating a document. Details about the property and its occupants need to be accurate, and any conditions attached to particular insurance cover need to be understood.

Depending on the policy and cover selected, insurers may require tenant references, identity checks or evidence of rental payments. Those are policy-specific requirements, so checking landlord cover means reading the actual terms rather than assuming every policy works in the same way.

For tenants, understanding the changes can help turn an uncertain conversation into a more informed one. For landlords, keeping records and communicating clearly can help prevent misunderstandings before they become disputes.

Whether the next discussion is about a rent rise, a pet or plans for the property, AXA’s landlord guides offer a starting point for understanding the responsibilities that sit behind it.