Renters Rights Act 2025: what it means for landlords and tenants

The private rented sector in England has entered a new era. The Renters Rights Act 2025 has received royal assent, marking the biggest overhaul of renting laws in decades. It promises stronger protections for tenants, new standards for landlords, and fundamental changes to how rental agreements work.

The reforms are designed to give tenants greater security while improving the quality of rental housing. But for landlords and letting agents, the Act brings a complex new set of duties and a need to review existing tenancy agreements, policies, and processes.

Our residential property solicitors are helping clients prepare for the changes and understand what the new law means in practice.

The end of Section 21: the end of no-fault evictions

At the heart of the new law is the abolition of Section 21 of the Housing Act 1988. For decades, landlords could regain possession of their property without giving a reason, provided they gave the correct notice. That right is now being removed.

From the date the relevant provisions take effect, all new and existing assured shorthold tenancies will become open ended periodic tenancies. Landlords will only be able to recover possession by relying on specific statutory grounds such as selling the property, moving back in, or dealing with serious breaches like rent arrears or antisocial behaviour.

The grounds for possession have been expanded and amended. Notably:

• Ground 1A allows landlords to regain possession to sell the property, with a four month notice period and a minimum one year tenancy.
   
• Ground 6A enables possession if the landlord needs to comply with enforcement action (e.g. licensing breaches).
   
• Ground 7A and 14 (antisocial behaviour) allow immediate proceedings, but courts must wait 14 days before granting possession.

For tenants, this change offers a major increase in security and stability. For landlords, it means a more structured and evidence based process when ending a tenancy.

Periodic tenancies and rent control measures

Under the new system, fixed term tenancies will be replaced by periodic tenancies that roll from month to month. Tenants will be able to give two months notice to end their tenancy, while landlords must use one of the new statutory grounds and may only serve notice after twelve months of tenancy.

Rent periods must be monthly or shorter. Any clause attempting to impose longer rent intervals will be void, and rent will default to monthly on a pro rata basis.

The Act also tightens the rules on rent increases:

• Rent can only be increased once per year.
   
• The notice period for increases is extended to two months.
   
• Increases cannot take effect until at least 52 weeks after the tenancy begins.
   
• Tenants can challenge increases via the First tier Tribunal.
   
• Rent increase clauses in tenancy agreements will no longer be valid.

The government has also banned rental bidding wars, stopping landlords and agents from accepting offers above the advertised rent.

Raising standards in rental housing

A new Decent Homes Standard will apply to private landlords for the first time, setting a baseline for property condition, safety, and maintenance. Local authorities will have stronger enforcement powers, backed by a national Private Rented Sector Database and a new ombudsman to resolve complaints without going to court.

Landlords must register both themselves and their properties before marketing or letting. Failure to comply may prevent courts from granting possession orders, except in cases involving serious crime or antisocial behaviour.

The law also extends Awaab’s Law to the private sector, requiring landlords to investigate and fix health hazards such as mould within legal timeframes.

Equality and pets: everyday implications

Landlords will no longer be able to refuse applications because tenants receive benefits or have children. Tenancy terms that exclude such applicants are void. Exceptions apply only where required by insurance or other legitimate aims.

Tenants now have the right to request permission to keep pets. Landlords must respond in writing within twenty-eight days and may not unreasonably refuse. Pet insurance may be required, and the Tenant Fees Act 2019 has been amended to allow this.

New duties and restrictions for landlords

Landlords must provide a written statement of terms and information before the tenancy begins. This includes any intention to rely on specific possession grounds. Failure to do so may result in financial penalties and loss of the right to use those grounds.

Landlords are prohibited from purporting to let for a fixed term, ending tenancies by notice to quit, or relying on unnotified grounds. Marketing restrictions also apply after possession is granted under certain grounds.

Possession orders will be subject to new compliance checks, including:

• Deposit protection under the Housing Act 2004.
   
• Registration with the Private Rented Sector Database.
   
• Membership of the landlord redress scheme.

When the changes will take effect

Although the Act has now passed into law, many of its key provisions will be introduced in stages through secondary legislation. That means landlords have a short window to prepare before the new regime becomes fully operational.

The government has confirmed there will be a transition period to allow landlords, tenants, and letting agents to adjust. However, given the scale of reform, landlords are being urged to start reviewing their tenancies and compliance processes now.

Transitional provisions preserve the validity of section 21 and section 8 notices served before the Commencement Date. Possession proceedings must begin within six or twelve months, or three months from the Commencement Date, whichever is sooner.

What landlords should do next

Landlords who take proactive steps now will be best placed to adapt. Recommended actions include:

• Reviewing tenancy agreements and notice templates to reflect the end of Section 21.
   
• Checking rent review clauses and rent-increase processes for compliance with the new limits.
   
• Ensuring all properties meet or exceed the Decent Homes Standard.
   
• Preparing documentation and evidence to support any future possession claims under the new grounds.
   
• Registering with the Private Rented Sector Database and redress scheme.
   
• Updating advertising to comply with anti discrimination and rental bidding rules.
   
• Staying informed as commencement dates and secondary legislation are announced.

What tenants should know

Tenants will gain stronger rights and improved housing standards, but they also need to understand the new rules around notice, rent reviews, and disputes. Knowing how to use the ombudsman system and the tribunal process will be key to enforcing those rights.

A fairer balance for the private rented sector

The Renters Rights Act 2025 aims to rebalance power between landlords and tenants, addressing long-standing concerns about security, affordability, and quality. For landlords, it introduces new compliance duties but also an opportunity to professionalise operations and strengthen tenant relationships.

Hamed Ovaisi explains:

“These reforms change the landscape for everyone involved in letting property. For responsible landlords who already maintain good standards, compliance should come naturally. But it’s vital to review your documentation and processes now to avoid risk once the new regime takes effect.”

Our solicitors advise landlords, tenants, and letting agents nationwide on all aspects of tenancy law, property management, and dispute resolution. Get in touch to speak with our team about how the Renters Rights Act 2025 will affect you.