Renters Rights Act 2025

The Renters’ Rights Act 2025 represents one of the most significant reforms to renting law in England. The aim of the Act is to create a fairer, more secure, and more transparent private rented sector. It introduces major changes to eviction rules, tenancy types, rent increases, tenant rights, landlord obligations, and sector-wide regulation.

The reforms will be phased in gradually from 2026 onwards.

Breakdown of Key Changes

1. End of Fixed-Term ASTs & Abolition of Section 21

• Fixed-term Assured Shorthold Tenancies (ASTs) will be abolished.

• All new and existing private tenancies will convert to periodic (rolling) tenancies.

• Section 21 “no-fault” evictions will be removed, meaning landlords must use legitimate grounds to seek possession.

  
  

2. New & Updated Grounds for Possession

Landlords will still be able to regain possession but must use reformed Section 8 grounds, such as:

• Serious rent arrears

• Anti-social behaviour

• Landlord selling the property

• Landlord or close family member moving in

These grounds will be strengthened to ensure speed and fairness.

3. Tenant Notice Periods

• Tenants will be able to end a periodic tenancy by giving two months’ notice.

  
  

4. Rent Increase Rules

The Act introduces new restrictions on rent increases:

• Rent can only be increased once per year.

• Landlords must give two months’ notice of any rent increase.

• Bidding wars are banned — landlords cannot encourage tenants to offer higher rent than advertised.

• Landlords cannot request more than one month’s rent upfront.

  
  

5. Anti-Discrimination Protections

The Act strengthens tenant rights by prohibiting discriminatory practices, including:

• Rejecting tenants because they receive benefits (DSS)

• Rejecting tenants because they have children

• Discriminatory clauses in leases, tenancy agreements, and mortgage restrictions will be voided

These protections will apply from 2026.

6. Right to Request a Pet

• Tenants can formally request permission to keep a pet.

• Landlords must respond within 28 days and can only refuse on reasonable grounds.

• Landlords may require pet insurance to cover potential damage.

  
  

7. New Private Rented Sector (PRS) Database

A national database will be introduced where:

• Every landlord and every rental property must be registered

• Compliance and property standards can be monitored

• Tenants can check landlord legitimacy and property information

This will increase transparency across the sector.

8. Creation of a Landlord Ombudsman

A new Ombudsman will be established to:

• Handle disputes between landlords and tenants without court involvement

• Enforce fair treatment

• Provide quicker, cheaper resolution processes

All landlords must join the Ombudsman scheme.

9. Improvements to Housing Standards

Future phases of the Act will introduce:

• A new Decent Homes Standard for private rentals

• Stronger requirements around damp, mould, safety and repairs

• Faster response times for urgent health and safety issues

These reforms aim to raise living conditions across the PRS.

10. Phased Rollout

Implementation will take place in stages:

• Phase 1 (from May 2026):Abolition of Section 21, move to periodic tenancies, and updated possession grounds.

• Phase 2 (late 2026):Launch of PRS database and Landlord Ombudsman.

• Phase 3:Strengthened housing standards and additional safety measures.

In Summary

The Renters’ Rights Act 2025 delivers:

• Greater security for tenants

• More predictable and fair rent practices

• Stronger protections against discrimination

• Clearer rights for pet owners

• More accountability and transparency for landlords

• Higher standards in rental accommodation overall