The Renters’ Rights Act 2025, described as the most significant reform of England’s private rental sector in over three decades, received Royal Assent on 27 October 2025. While the Act is now law, most measures will take effect through regulations from early 2026, with implementation staggered to give landlords, agents, and tenants time to prepare. Further details on the rollout schedule are expected in the coming weeks.
Considering the significant changes, landlords must get ready for the new regulations ahead of time. This month, we outline some of the major changes brought about by the Act and what they will entail for landlords in the private sector.
The End of ‘No-Fault’ Evictions
The most headline-grabbing reform is the abolition of Section 21 ‘no-fault’ evictions.
Once the Act is in force, landlords will only be able to regain possession through Section 8 grounds for eviction. To offset this change, the Government has expanded Section 8 to include several new or amended grounds:
- Landlord’s Intention to Sell: Possession if the landlord intends to sell the property (usable only after 12 months of tenancy).
- Landlord or Family Occupation: Possession if the landlord or an immediate family member intends to live in the property (usable only after 12 months of tenancy).
- Enforcement Action: Where the landlord needs possession to comply with a local authority enforcement notice.
- Student HMOs: Specific to student tenancies in Houses of Multiple Occupation (HMOs) not managed by educational institutions; this allows student landlords to evict full-time student tenants to re-let the property for new student tenants at the start of an academic year. Landlords must have given tenants a written statement at the start of the tenancy outlining this intention, and they must provide at least four months’ notice, which must expire between June 1st and September 30th.
If the landlord has used either of the first two new Section 8 grounds, they cannot re-let the property to a new tenant for at least twelve months.
In addition, the Ground for Serious Rent Arrears now requires three months’ arrears (up from two), and the notice period increases to four weeks (from two).
These measures are designed to strengthen tenant security and confidence in their homes, discouraging retaliatory evictions by landlords in response to legitimate complaints about property condition or maintenance.
Periodic Tenancies will be the Default
Assured Shorthold Tenancies (ASTs) will be substituted with open-ended periodic tenancies.
Tenancies will roll on automatically until:
- The tenant gives two months’ notice to leave, or
- The landlord lawfully regains possession under Section 8.
This change simplifies the legal framework and allows tenants not to be tied into a one-year or longer agreement, giving them more flexibility to move for work or family reasons. However, for landlords, it removes the certainty of fixed terms and could lead to more frequent tenant turnover and longer void periods.
Strengthening Property Standards and Landlord Accountability
The Act introduces several new mechanisms to raise standards:
- A Private Rent Sector Database requiring all landlords to register properties.
- An Ombudsman to resolve disputes.
- Enhanced local authority enforcement powers and financial penalties.
Furthermore, the Act strengthens the requirements to ensure the maintenance of safe and adequate housing, bringing private housing into closer alignment with the standards of social housing.
Notice Periods and Rent Reviews
The Act limits rent increases to once a year, with a minimum two-month notice period. ‘Rent review’ provisions that permit automatic or unclear rent increases will be banned. All increases must be fair and reasonable, with tenants being able to challenge them through the First-tier Tribunal if they believe they are excessive and not in line with the market rate.
Greater Tenant Protections
Landlords will not be able to refuse tenants because they are on benefits or have children, ensuring fair access to housing. However, landlords will still be able to require standard reference and affordability checks before selecting a tenant.
Furthermore, blanket bans on pets are no longer permitted, and tenants have the right to request a pet, which landlords cannot unreasonably refuse. They can, however, require pet insurance to cover any damage to their property.
When Do The Changes Take Effect?
Only limited provisions take immediate effect. The core reforms, including tenancy structure changes, new possession grounds, and rent controls, will phase in from early 2026, with landlord registration and ombudsman systems following later.
This transition period gives the rental sector time to adjust and prepare before enforcement begins.
Preparing For the New Regime
Landlords should act now to ensure readiness:
- Review and update tenancy agreements, rent review procedures, and advertising, as well as all compliance records and property management practices, to ensure they are meeting all legal obligations
- Ensure there is thorough documentation in place for all tenancies (including deposit protection, safety checks, rent history, communications). Maintaining this evidence will be crucial when seeking possession or handling disputes under the new framework.
- Inspect properties to ensure they meet the Decent Homes Standard and rectify issues such as damp or mould.
- Reassess tenant selection policies to avoid unlawful discrimination.
- Plan for new rent and pet request processes.
- Confirm that any letting agents engaged understand the new requirements
How We Can Help
Our team of expert property lawyers can guide you through the transition, providing expert legal support to ensure that you understand your obligations and comply with the latest regulations.
We provide personalised advice on the new legal environment, covering how to adjust to the removal of the Section 21 eviction process, understanding the revised grounds for possession, and reviewing and preparing tenancy agreements to fit the new framework.For more information, contact us on 0330 173 6983 or via email.
