RENTERS’ RIGHTS ACT 2025

End of Section 21 & Fixed-Term Tenancies

One of the biggest changes is the abolition of Section 21 “no-fault” evictions.

When the Act is fully implemented:

• Section 21 notices will no longer be valid.
• All Assured Shorthold Tenancies (ASTs) will convert to periodic (rolling) tenancies.
• Tenants may end a tenancy at any time with two months’ notice.
• Landlords must rely on specific legal grounds (Section 8) to regain possession.

This means possession must now be justified under defined statutory grounds.

Updated Grounds for Possession (Section 8)

Landlords can still regain possession — but only under approved grounds.

Mandatory Grounds (Court must grant possession)

• Intention to sell (not within first 12 months)
• Landlord or close family member moving in
• Tenant in 3+ months’ arrears
• Serious anti-social behaviour or criminal conviction
• No legal right to rent
• Certain redevelopment cases

Notice periods generally range from 2 weeks to 4 months, depending on the ground.

Discretionary Grounds (Court decides)

• Persistent late rent
• Breach of tenancy
• Property damage
• False information on application

Rent Increase Restrictions

Under the new rules:

• Rent increases are limited to once per year.
• A Section 13 notice must give at least 2 months’ notice.
• Tenants can challenge increases at the First-tier Tribunal.
• The Tribunal cannot set rent higher than proposed.
• No backdating of increases is allowed.

Ban on Rent Bidding

Landlords and agents:

• Must advertise properties with a fixed asking rent.
• Cannot invite or accept offers above the advertised amount.

Tenants may also challenge excessive rents within the first six months of a tenancy.

Limits on Rent in Advance

Landlords may not require more than one month’s rent in advance once a tenancy has started.

Tenants can choose to pay more voluntarily — but this cannot be demanded.

Right to Keep Pets

Landlords must reasonably consider requests to keep pets.

Refusal may be justified where:

• The property is unsuitable.
• A superior lease prohibits pets.
• It is shared accommodation.

Service animals must always be permitted under equality legislation.

Written Statement Requirement (From 1 May 2026)

Landlords must provide tenants with a written statement covering:

• Property details
• Financial terms
• Notice provisions
• Safety obligations
• Pet consent rights
• Statutory responsibilities

For existing tenancies, a Government Information Sheet must be provided by 31 May 2026.

Private Rented Sector Ombudsman

All landlords will be legally required to join the new Ombudsman scheme.

The scheme will:

• Resolve tenant complaints
• Provide landlord guidance
• Enforce binding decisions

Failure to comply may result in penalties of up to £40,000.

Private Rented Sector Database

Landlords must register both themselves and their properties on a new national database before marketing for rent.

Membership of an approved redress scheme will also be mandatory.

Anti-Discrimination Rules

Landlords must not refuse applicants simply because they:

• Have children
• Receive benefits

Applications must be assessed using objective criteria such as affordability and references.

Decent Homes Standard & Damp/Mould Compliance

The Decent Homes Standard will extend to the private sector.

Awaab’s Law will require landlords to investigate and remedy serious hazards (including damp and mould) within strict timescales.

What This Means for Landlords

The Renters’ Rights Act represents a structural shift in how tenancies operate. Compliance, documentation and property standards will be more closely regulated.

Landlords should:

• Review tenancy agreements
• Update possession strategies
• Prepare for periodic tenancies
• Ensure rent increase procedures are compliant
• Plan for Ombudsman and database registration

Need Guidance?

If you would like tailored advice on how the Renters’ Rights Act affects your property portfolio, get in touch with our team for professional guidance and compliance support.