The Renters’ Rights Act 2025: Essential guide for landlords

The much-awaited Renters’ Rights Act 2025 comes into force on 1 May 2026. The legislation introduces wide-ranging changes designed to improve tenant security, transparency, and fairness, while also encouraging higher standards across the sector. 

For responsible landlords already maintaining good-quality homes and professional practices, many of the changes will reflect existing best practice. However, the shift in legal requirements means preparation is essential to ensure full compliance. 

Below is a summary of the key changes landlords need to be aware of and how to prepare: 

End of Section 21 ‘No-fault’ evictions 

One of the most significant changes is the abolition of Section 21 evictions. 

What’s changing 

Landlords will no longer be able to regain possession of a property without providing a valid legal reason. Instead, all possession claims will rely on strengthened Section 8 grounds. 

What it means in practice 

- The landlord intending to sell the property or move into it (after an initial 12-month protected period)  

- Serious rent arrears (typically three months or more)   

- Antisocial behaviour or property damage  

- Redevelopment or use for supported housing  

Additional info 

While the courts will continue to process possession claims, landlords will need clear evidence to support any ground used. In addition, properties will need to be registered on the new Private Rented Sector (PRS) database to proceed with certain claims. 

Transitional rules for eviction notices 

The introduction of the new system includes important transitional arrangements affecting both Section 8 and Section 21 notices. 

Section 8 notices served before 1 May 2026 

Landlords will generally have up to 12 months from the date of service to begin court proceedings, or until 31 July 2026, whichever comes first. 

Section 8 notices served on or after 1 May 2026 

Landlords will usually have up to 12 months from the date of service to apply to court. 

Section 21 notices served before 1 May 2026 

These will typically remain valid for up to 6 months after service or until 31 July 2026, whichever is sooner. 

After 31 July 2026, Section 21 notices will no longer be usable to begin possession proceedings, even if they were issued earlier. 

If deadlines are missed, notices will expire and landlords will need to restart the process under Section 8 grounds. 

Fixed-term tenancies replaced with periodic tenancies 

What’s changing  

Fixed-term tenancy agreements will be replaced with rolling periodic tenancies. This means tenancies will continue indefinitely until either the landlord or tenant chooses to end them. 

What it means in practice  

- A 12-month initial protected period where landlords cannot evict tenants to sell or move in  

- Tenants can end the tenancy with two months’ notice  

- Landlords must provide valid grounds and appropriate notice periods depending on the reason for possession  

This shift encourages longer-term tenancies and requires landlords to take a more strategic, long-term approach to property management and financial planning. 

Rent increases limited to once per year 

What’s changing  

Rent increases will be restricted to once every 12 months, and landlords must provide at least two months’ notice using a section 13 notice.  

What it means in practice  

Key rules include: 

- Increases must reflect current market value  

- Tenants will have the right to challenge increases at the First-tier Tribunal  

- Rent review clauses and backdated increases will no longer be permitted  

Landlords should ensure they maintain clear evidence of local rental values and keep transparent communication with tenants regarding any proposed changes. 

New PRS Ombudsman and National Database 

What it means in practice  

All landlords will be required to: 

- Join the new Private Rented Sector Ombudsman  

- Register their properties on the PRS Database  

These systems are designed to improve accountability and provide a centralised source of information and dispute resolution. 

Additional info 

Failure to comply could result in penalties ranging from civil fines up to £7,000 for initial breaches, and up to £40,000 or even criminal prosecution for repeated non-compliance. 

Introduction of the Decent Homes Standard and Awaab’s Law 

What’s changing  

For the first time, the Decent Homes Standard will apply to the private rented sector. 

What it means in practice  

Landlords must ensure properties are: 

- Free from serious hazards such as damp, mould, or structural issues  

- Kept in good repair and suitable for habitation  

Under Awaab’s Law, landlords will also be required to respond to serious health and safety hazards within strict timeframes, ensuring quicker action on issues affecting tenant wellbeing. 

Ban on rental Bidding and discrimination 

What’s changing  

The Act introduces stronger protections against unfair letting practices. 

What it means in practice  

Landlords and agents will no longer be allowed to: 

- Accept offers above the advertised rent  

- Discriminate against tenants based on children or benefit status  

While affordability checks remain valid, decisions must be based on financial criteria alone. Terms such as “No DSS” will become unlawful. 

Tenants’ right to request pets 

What’s changing  

Tenants will gain the legal right to request permission to keep a pet in their rented home. 

What it means in practice  

Landlords cannot unreasonably refuse such requests but may require tenants to take out pet damage insurance or provide suitable assurances regarding property care. 

How landlords should prepare 

To prepare for the changes, landlords should: 

- Review all current tenancy agreements  

- Carry out a full audit of property condition and compliance  

- Prepare for the shift to periodic tenancies  

- Register (or prepare to register) with the PRS Ombudsman and Database  

- Review rent-setting policies and documentation  

- Ensure clear, compliant communication processes with tenants  

Early preparation will help ensure a smooth transition and reduce the risk of compliance issues once the Act comes into force. 

Final thoughts 

The Renters’ Rights Act 2025 represents a major shift in how the private rented sector operates. While it introduces new responsibilities for landlords, it also promotes a more consistent, transparent, and professional rental market. 

Landlords who prepare early and adapt their processes will be best placed to navigate the changes successfully. 

In an increasingly regulated environment, partnering with a trusted letting and management agent is no longer just convenient - it is becoming essential. Professional support can help landlords remain compliant, protect their investments, and maintain strong, long-term tenancies in a changing legal landscape. 

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