The Renters' Rights Act 2025 Explained

The Renters’ Rights Act 2025 represents one of the biggest changes to the private rented sector in England for decades.

The legislation received Royal Assent on 27 October 2025, with the first major private-renting reforms coming into force on 1 May 2026. (GOV.UK)

The new Renters’ Rights Act changes the way landlords let properties, how tenants can end their tenancies, how landlords can recover possession and how rent increases are handled.

For landlords, the legislation introduces important new responsibilities. For tenants, it provides greater security and protection against unfair eviction.

If you are a landlord, tenant, letting agent or property investor, understanding the Renters’ Rights Act 2025 is essential.

What Is the Renters’ Rights Act 2025?

The Renters’ Rights Act 2025 is legislation designed to reform the private rented sector in England.

The Government says the reforms are intended to provide renters with greater security and stronger protections while creating clearer rules for landlords. (GOV.UK)

The Act introduces major changes including:

• The abolition of Section 21 “no-fault” evictions

• The end of assured shorthold tenancies

• Rolling assured periodic tenancies

• New and amended grounds for possession

• Restrictions on rent increases

• New rights relating to pets

• Protection against certain forms of rental discrimination

• New requirements for landlords and letting agents

• A new Private Rented Sector Ombudsman

• A new Private Rented Property Portal

• Stronger enforcement powers for local authorities

The reforms apply to England, with separate arrangements for different types of social housing and other accommodation. (GOV.UK)

When Did the Renters’ Rights Act Come Into Force?

The first major phase of the Renters’ Rights Act came into force on:

1 May 2026

From this date, the new tenancy regime applies to private rented properties covered by the legislation. (GOV.UK)

This means the changes are already in force for the private rented sector.

It is therefore no longer simply a case of preparing for future legislation. Landlords and letting agents should already be operating in accordance with the new rules.

The Government is introducing some of the Act’s remaining provisions in later phases.

Section 21 Evictions Have Been Abolished

One of the most significant changes under the Renters’ Rights Act is the abolition of Section 21 “no-fault” evictions.

Before the reforms, Section 21 could generally allow a landlord to seek possession of an assured shorthold tenancy without having to establish a specific reason for possession.

That system has now changed.

From 1 May 2026, landlords can no longer issue new Section 21 notices for existing or new tenancies. (GOV.UK)

Instead, landlords must rely on one of the legal grounds for possession contained within the new tenancy framework.

This is one of the biggest changes landlords need to understand.

What Has Replaced Section 21?

Although Section 21 has been abolished, landlords have not lost the ability to recover possession of their properties.

Instead, the Renters’ Rights Act provides a range of possession grounds.

These can cover circumstances such as:

• The landlord wants to sell the property

• The landlord or certain family members need to move into the property

• Rent arrears

• Antisocial behaviour

• Breaches of tenancy obligations

• Certain other circumstances specified in legislation

The precise notice period and legal requirements depend on the possession ground being used.

Landlords should therefore make sure they use the correct legal ground, notice and procedure before attempting to recover possession.

Assured Shorthold Tenancies Have Changed

Another major reform is the end of the traditional Assured Shorthold Tenancy (AST) model.

From 1 May 2026, the new tenancy framework means that most relevant private rented tenancies operate as assured periodic tenancies rather than traditional fixed-term ASTs.

Existing ASTs also transitioned into the new system. (Housing Hub)

This is often described as a rolling tenancy.

Rather than having a fixed end date, the tenancy continues until it is ended in accordance with the law.

What Is an Assured Periodic Tenancy?

An Assured Periodic Tenancy (APT) is effectively an open-ended or rolling tenancy.

The tenancy continues from one rental period to the next rather than ending automatically on a fixed date.

For tenants, this can provide greater security because a landlord cannot simply rely on the end of a fixed term to require the tenant to leave.

For landlords, it means property management and tenancy agreements need to be handled differently.

Landlords should review their tenancy documentation and ensure their letting processes comply with the new rules.

Can a Landlord Still Evict a Tenant?

Yes.

The Renters’ Rights Act does not mean landlords can never recover possession.

Instead, landlords generally need to rely on a legally recognised possession ground and follow the correct process.

For example, possession grounds can apply where:

• A landlord genuinely needs to sell

• A landlord wants to move back into the property

• A tenant has significant rent arrears

• There has been serious antisocial behaviour

• Other statutory grounds apply

The Government has introduced new and amended possession grounds to reflect these circumstances. (GOV.UK)

This is an important distinction:

Section 21 has gone — but lawful possession proceedings remain.

New Rent Increase Rules

The Renters’ Rights Act also changes how landlords increase rent.

For relevant assured periodic tenancies, rent increases are generally limited to once per year and landlords must follow the prescribed process. Tenants can also challenge certain proposed rent increases through the tribunal process. (Wirral Council)

This means landlords should not simply increase rent whenever they wish.

Before increasing rent, landlords should check:

1. Whether an increase is legally permitted

2. When the last increase took effect

3. The correct notice procedure

4. The correct notice period

5. Whether the proposed rent reflects the applicable legal requirements

Failure to follow the correct process can create problems for landlords.

Renters’ Rights and Pets

Another important change concerns pets in rented properties.

The Renters’ Rights Act introduces stronger protections around tenants requesting to keep pets.

Landlords cannot simply operate a blanket policy that prevents tenants from keeping pets in every circumstance.

There are rules governing how landlords must respond to pet requests and circumstances in which a request can be refused.

This is particularly important for landlords who previously included broad “no pets” clauses in their tenancy agreements.

Landlords should review their existing pet policies to ensure they comply with the new legislation.

Can Landlords Refuse Tenants Because They Receive Benefits?

The Renters’ Rights Act introduces protections against certain forms of discrimination in the private rented sector.

In particular, landlords and letting agents cannot discriminate against prospective tenants because they receive benefits or because they have children in their household, subject to the detailed legal framework. (Wirral Council)

This is an important change for the rental market.

Advertising a property with wording such as:

“No DSS”

or

“No children”

can create significant legal issues where the prohibition applies.

Landlords and letting agents should review their property advertisements, tenant-selection policies and application procedures.

New Written Information Requirements for Landlords

The Renters’ Rights Act also introduces new requirements around providing tenants with information about their tenancy.

For tenancies created after 1 May 2026, landlords need to provide tenants with specified written information about key tenancy terms. (GOV.UK)

This is particularly important for landlords who have historically relied on informal or incomplete tenancy documentation.

Government guidance states that failure to provide the required information can result in a fine of up to £7,000. (GOV.UK)

Landlords should therefore make sure their tenancy paperwork is up to date.

The New Private Rented Sector Ombudsman

Another significant element of the Renters’ Rights Act is the creation of a Private Rented Sector Ombudsman.

The purpose is to provide a dispute-resolution mechanism between landlords and tenants without every dispute having to go directly through the courts.

The scheme is intended to provide tenants with another route for resolving complaints and encourage better standards across the private rented sector.

Landlords will need to understand their obligations once the relevant provisions come into operation.

The New Property Portal for Landlords

The legislation also provides for a new Private Rented Property Portal.

The Portal is intended to improve information about privately rented properties and help landlords understand and demonstrate their legal obligations.

It will also support enforcement by providing authorities with better information about properties and landlords.

For landlords, this means that property compliance and record keeping are becoming increasingly important.

Stronger Enforcement for Local Authorities

The Renters’ Rights Act strengthens local authority enforcement powers.

Councils will have greater tools to tackle landlords and letting agents who fail to comply with the law.

This could include financial penalties and other enforcement measures.

For landlords, the key message is simple:

Compliance should not be treated as optional.

Having proper records, up-to-date safety documentation, legally compliant tenancy paperwork and appropriate property management procedures can help reduce the risk of enforcement problems.

What Does the Renters’ Rights Act Mean for Landlords?

For landlords, the Renters’ Rights Act represents a major change in how rental properties are managed.

Landlords should review:

Tenancy Agreements

Make sure tenancy documentation reflects the new tenancy regime.

Eviction Procedures

Do not use Section 21 notices for new possession cases after 1 May 2026. Check the relevant possession ground and procedure instead. (GOV.UK)

Rent Reviews

Make sure rent increases follow the new rules.

Pet Policies

Review policies and procedures relating to tenant pet requests.

Advertising

Remove discriminatory wording relating to benefits and children.

Tenant Information

Make sure tenants receive the required written information.

Property Compliance

Keep all relevant safety certificates, inspection reports and property documents up to date.

What Does the Renters’ Rights Act Mean for Tenants?

For tenants, the new legislation provides greater security in several areas.

The major changes include:

• Greater protection against no-fault eviction

• Rolling tenancy arrangements

• New protections around rent increases

• New rights concerning pets

• Protection against certain discrimination

• Greater access to dispute resolution

• Stronger enforcement of landlord responsibilities

The overall aim is to create a more secure and transparent private rental sector.

Renters’ Rights Act Checklist for Landlords

If you are a private landlord, now is a good time to review your rental business.

Landlord Compliance Checklist

• Review all existing tenancy arrangements

• Understand the new assured periodic tenancy system

• Stop using Section 21 for new possession cases

• Understand the new grounds for possession

• Review rent-increase procedures

• Review pet clauses and policies

• Review property advertising

• Remove potentially discriminatory wording

• Provide required written tenancy information

• Check safety certificates

• Check deposit compliance

• Review property licensing requirements

• Keep detailed property records

• Make sure your letting agent is operating under the new rules

• Monitor further phases of the Renters’ Rights Act

Final Thoughts: The Renters’ Rights Act Changes Renting in England

The Renters’ Rights Act 2025 is a major transformation of the private rented sector.

For tenants, the abolition of Section 21, rolling tenancies and stronger protections can provide greater security.

For landlords, the new legislation means that traditional approaches to tenancy management need to change.

The most important thing landlords can do is understand the new rules and update their processes.

With the reforms already applying from 1 May 2026, landlords should review their tenancy agreements, rent procedures, eviction processes, advertising, pet policies and compliance records now rather than waiting for a problem to arise.

The private rented sector is changing — and landlords who adapt their property management practices early will be better positioned to remain compliant.

Important: This article provides general information about the Renters’ Rights Act 2025 and is not legal advice. The legislation contains detailed rules, exceptions and transitional provisions. Landlords and tenants should check the latest Government guidance or obtain professional legal advice where necessary.

Official Government Resources

For the most up-to-date information, see the Government’s Renters’ Rights Act guidance, the official Renters’ Rights Act implementation roadmap and the Government guidance for tenants.