What Is the Renters Rights Act?
The Renters Rights Act 2025 received Royal Assent on 27 October 2025 and fundamentally reforms the law governing private residential tenancies in England.
Its core objectives are to:
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Abolish Section 21 “no-fault” evictions
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Replace fixed-term assured tenancies with assured periodic tenancies
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Improve security and fairness for renters
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Strengthen rules on rent increases, discrimination and property standards
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Introduce new infrastructure for enforcement and dispute resolution
These changes are designed to create a fairer, clearer and more professional private rented sector overall.
Key Changes Under the Renters Rights Act
Here’s a practical breakdown of what the Renters Rights Act means for landlords:
1. End of Section 21 “No-Fault” Evictions
From 1 May 2026 landlords will no longer be able to use Section 21 notices to end tenancies without reason. Instead, possession must be sought using strengthened Section 8 grounds, such as:
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Serious rent arrears
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Anti-social behaviour
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Landlord or family move in
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Sale of the property
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Tenant breach of key terms
The shift aims to increase security for tenants while ensuring landlords still have valid, lawful possession routes.
2. Mandatory Periodic Tenancies
All new assured contracts will become rolling monthly periodic tenancies rather than fixed-term Assured Shorthold Tenancies (ASTs). Existing fixed-term tenancies will convert under transitional rules.
This gives tenants flexibility to leave with two months’ notice, but requires landlords to plan differently around rent reviews and succession planning.
3. Rules on Rent Increases and Rent Bidding
The Act introduces statutory procedures for rent increases, allowing them only once per year and banning practices such as rent bidding (accepting offers above advertised rent). Tenants will be able to challenge proposed rent increases through tribunal processes.
Note: Recent analysis suggests (and commentators warn) that rent increase challenges could put pressure on tribunal resources, so landlords should prepare detailed evidence for any proposed increase.
4. Fairer Consideration of Pets and Discrimination Rules
Landlords must consider pet requests reasonably and cannot unreasonably refuse them (insurance conditions may apply).
Blanket bans on tenants with children or those on benefits are also prohibited - landlords must assess affordability on a case-by-case basis.
5. New Enforcement and Compliance Structures
Phase 2 of the Act (expected late 2026) introduces:
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A national Private Rented Sector (PRS) landlord and property database
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A statutory PRS Landlord Ombudsman for dispute resolution
These tools will enhance transparency and accountability across the sector.
6. Property Condition and Standards (Phase 3)
Additional reforms, such as the Decent Homes Standard for the PRS and extended timelines for Awaab’s Law response times, will be introduced in later phases (post-2030).
However, recent government commentary suggests that some aspects - especially the Decent Homes Standard - may not be fully enforced until around 2035, meaning landlords still have plenty of time to prepare.
Why the Renters Rights Act Matters to Landlords
The Renters Rights Act doesn’t just protect renters - it reshapes how landlords operate. Many professional landlords already adopt best-practice standards; now those practices will become legal expectations.
To avoid compliance issues, legal disputes or reputational harm, landlords should start adapting now rather than waiting for implementation dates.
What Landlords Should Do Now
Here are practical steps to prepare:
🔍 Review and Update Tenancy Agreements
Update contracts to reflect periodic tenancy rules, rent review timing, and new notice provisions.
📋 Plan Possession Strategies
Become familiar with the strengthened Section 8 grounds and their evidential requirements.
🧑⚖️ Prepare Rent Review Evidence
Document comparable rents, market data and maintenance history to support future rent increase proposals.
🐶 Update Policies on Pets and Non-Discrimination
Ensure your processes reflect the requirement to assess pet requests and avoid blanket exclusions.
📊 Organise Documentation & Communications
Good record-keeping will reduce disputes and support compliance with ombudsman and tribunal procedures.
For a full step-by-step preparation checklist, and to help you navigate the Renters Rights Act confidently and compliantly, we’ve created a practical guide.
👉 Download the free Landlord’s Guide to the Renters Rights Act
Our landlord-focused guide covers the below:
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An outline of the Renters Rights Act and its commencement dates
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How the reforms change tenancy law and possession rights
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Practical preparation steps for landlords
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A clear timeline of implementation phases
This resource distils legal changes into actionable insights so you can future-proof your lettings operation.
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