Renters’ Rights Act 2025 UK: Guide to the Renters’ Bill

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. This marks the most significant transformation of England’s private rental sector in decades.

This landmark legislation abolishes Section 21 ‘no-fault’ evictions and introduces sweeping reforms designed to protect 11 million private renters. The Act also provides clearer regulations for 2.3 million landlords.

The Act is now law, but its provisions will roll out gradually throughout 2026. This gives both tenants and landlords time to prepare for the changes.

The new legislation reshapes how tenancies operate in England’s private rental market. It replaces fixed-term tenancies with periodic agreements and strengthens possession procedures.

The Act introduces new standards for property conditions and stricter compliance requirements for landlords. Landlords must register on a new database, while tenants gain rights to challenge unfair rent increases and request pets.

Understanding these changes is crucial for anyone involved in the rental market. Tenants seek greater security, and landlords must navigate new obligations.

The Act addresses longstanding issues around housing quality, discrimination, and rental bidding. It also sets clearer frameworks for dispute resolution and enforcement.

Key Changes Introduced by the Renters’ Rights Act 2025

The Act abolishes Section 21 no-fault evictions. It replaces fixed-term tenancies with monthly periodic arrangements.

Landlords must now use specific grounds to evict tenants. Clearer procedures offer new protections for both parties.

Abolition of Section 21 and No-Fault Evictions

The RRA 2025 removes landlords’ ability to evict tenants without providing a reason. Section 21 notices, commonly called no-fault evictions, are no longer valid.

This change affects the entire private rented sector in England. Landlords previously used Section 21 to end tenancies at short notice without justification.

Tenants now have greater security in their homes. They cannot be forced to leave simply because a landlord decides to end the tenancy.

Key implications include:

• Landlords must provide valid reasons for eviction
• Tenants receive stronger protection against arbitrary removal
• The eviction process becomes more regulated

Transition to Periodic Tenancies

All new tenancies become periodic rather than fixed-term arrangements. The Act abolishes assured shorthold tenancies (ASTs) and fixed-term assured tenancies.

Rent periods cannot exceed one month. This replaces the traditional six or twelve-month fixed contracts.

Tenants benefit from increased flexibility without penalty clauses for early departure. Landlords maintain regular income through monthly arrangements.

The change affects how both parties plan their rental arrangements:

Before RRA 2025	After RRA 2025
Fixed 6-12 month terms	Monthly periodic only
Early exit penalties	Greater flexibility
ASTs standard	ASTs abolished

Mandatory Grounds for Possession

Landlords must use specific statutory grounds to seek possession. The Act updates and clarifies these grounds for different situations.

Valid grounds include:

• Rent arrears
• Anti-social behaviour
• Property damage
• Breach of tenancy terms

Each ground requires evidence and proper procedure. Landlords cannot end tenancies without meeting these criteria.

The system provides clearer guidelines for both parties. Tenants understand what behaviour risks eviction, and landlords know what evidence they need.

Courts will assess each case against these grounds. This creates a more structured and fair eviction process.

New Protections for Tenants and Landlords

The Act introduces balanced protections for both tenants and landlords. These measures aim to create fairer rental relationships.

Tenant protections include:

• Prohibition of advance rent demands beyond the initial payment
• Right to request pet ownership
• Protection from discrimination based on benefits or children
• Access to mandatory landlord redress schemes

Landlord safeguards feature:

• Clearer possession grounds
• Structured rent increase procedures
• Updated anti-social behaviour provisions

A national database will register all landlords and properties. This system helps both parties verify legitimate rental arrangements and resolve disputes more effectively.

The Decent Homes Standard ensures properties meet safety and repair requirements. Local authorities receive enhanced enforcement powers to maintain these standards.

Tenancy Structures and Agreements Under the New Law

The Renters’ Rights Act 2025 abolishes fixed-term contracts and introduces a single periodic tenancy system. All existing assured shorthold tenancies will convert to periodic arrangements.

Assured Periodic Tenancies Explained

All residential tenancies must be periodic rather than fixed-term. Tenants no longer commit to staying for a set period like six or twelve months.

Periodic tenancies run on a rolling basis, typically month-to-month. The rent payment period cannot exceed one month.

Tenants gain more flexibility to leave with proper notice. They avoid being locked into long contracts that might not suit their circumstances.

Landlords must adjust to losing the security of fixed-term commitments. They still receive regular rental income through the periodic structure.

The periodic system applies to all assured tenancies in the private rental sector. This covers most standard rental arrangements in England.

Conversion of Existing ASTs

All current assured shorthold tenancies (ASTs) will automatically convert to the new periodic system when the Act comes into force in 2026.

Existing fixed-term ASTs become periodic tenancies immediately. Landlords cannot enforce remaining fixed-term periods after the conversion date.

Tenants in current agreements keep their existing rental terms and conditions. Only the tenancy structure changes from fixed-term to periodic.

Landlords must prepare for this automatic conversion. They cannot avoid it by restructuring existing tenancy agreements before the Act takes effect.

The conversion applies regardless of how much time remains on current fixed-term contracts.

Implications for Tenancy Agreements

Landlords must create new standard forms for assured periodic tenancies that comply with the Act’s requirements. Existing templates for fixed-term agreements become obsolete.

Tenancy agreements can no longer include clauses that lock tenants into fixed periods. Any such terms become unenforceable after the Act begins.

Rent payment schedules must align with monthly periods. Landlords cannot demand longer payment intervals in new agreements.

Notice periods for ending tenancies change under the periodic system. Both landlords and tenants must follow new statutory notice requirements.

Property management companies need updated contract templates. Legal compliance requires removing all fixed-term references from standard agreements.

Possession Grounds and Eviction Procedures

The Renters’ Rights Act 2025 replaces Section 21 no-fault evictions with strengthened Section 8 grounds. Landlords must prove valid reasons for possession.

All eviction procedures now require prescribed notice forms with detailed evidence. The process follows structured court procedures.

Updated Section 8 Possession Grounds

The Act revises existing Section 8 grounds and introduces new provisions for landlords seeking possession. These grounds fall into two categories: mandatory grounds where courts must grant possession, and discretionary grounds where judges can refuse if circumstances warrant it.

Mandatory grounds include serious rent arrears and repeated breaches of tenancy terms. The legislation strengthens anti-social behaviour provisions, allowing landlords to seek possession when tenants cause significant disruption or damage property.

Discretionary grounds cover situations like minor rent arrears or breach of tenancy conditions. Courts assess whether possession is reasonable based on individual circumstances.

Landlords must use prescribed notice forms that specify the ground for possession. These forms require supporting evidence and explanations of the circumstances leading to the claim.

Sale and Owner Occupation Grounds

New grounds allow landlords to regain possession when they need to sell the property or require it for personal occupation. These replace the previous Section 21 route for such situations.

The sale ground applies when landlords can show genuine intent to sell the property. They must provide evidence such as estate agent instructions or marketing agreements.

Owner occupation grounds permit possession when landlords or their immediate family members need the property as their main residence. This ground requires at least 12 months’ notice and proof of intent to occupy.

Both grounds include protections against abuse. Landlords cannot use these grounds within the first four months of a tenancy.

They must also pay compensation if they fail to complete the stated intention within specified timeframes.

Rent Arrears Thresholds and Defences

The Act sets clear thresholds for rent arrears possession claims. Mandatory grounds apply when arrears exceed three months’ rent at both the notice date and hearing date.

Discretionary grounds apply for lesser arrears amounts. Courts consider factors including the tenant’s payment history, reasons for arrears, and ability to clear the debt.

Tenant defences include showing that arrears resulted from benefit delays or genuine financial hardship. Courts can suspend possession orders if tenants agree to realistic repayment plans.

The legislation protects tenants from possession claims for minor or temporary arrears. This prevents landlords from using small debts as grounds for eviction.

Possession Orders and Tribunal Process

All possession claims proceed through the courts. The First-tier Tribunal handles certain housing-related disputes.

Landlords must follow strict procedural requirements and provide comprehensive evidence. Possession orders can be outright or suspended.

Suspended orders allow tenants to remain if they comply with specific conditions, usually rent payments or behaviour changes. Courts must consider proportionality when granting possession orders.

They assess whether eviction is a reasonable response to the circumstances. The tribunal process includes case management hearings and opportunities for both parties to present evidence.

Tenants receive enhanced rights to legal representation and advice throughout proceedings.

Rules on Rent Increases and Financial Protections

The Act limits rent increases to once per year. It removes automatic rent review clauses.

Tenants gain stronger rights to challenge excessive rent rises through tribunals. The Act prohibits rental bidding.

Frequency and Limits on Rent Increases

Landlords can only increase rent once every 12 months. This applies regardless of what the tenancy agreement states.

All automatic rent review clauses in tenancy agreements become void. Landlords cannot include terms that allow for regular rent increases without following the proper process.

All rent increases must use Section 13 notices. Landlords must give tenants two months’ notice before any rent increase takes effect.

This doubles the previous one-month notice period. The notice must be served in the correct format.

Invalid notices can delay rent increases and create legal problems for landlords. Landlords and tenants can still agree to rent changes outside this process.

Any agreed rent must be lower than the amount proposed in the Section 13 notice.

Right to Challenge Rent and Tribunal Procedure

Tenants can challenge rent increases at the First-tier Tribunal if they believe the amount is excessive. The tribunal process has changed to protect tenants better.

The tribunal cannot set rent higher than the landlord’s proposal. This removes the previous risk where tenants might face higher rents after challenging an increase.

When tenants challenge a rent increase, the new rent does not start until the tribunal makes its decision. This gives tenants more time to prepare their case.

The tribunal will only set rent at the proposed amount or lower. They assess what is reasonable for the property based on similar rentals in the area.

More tenants are expected to use tribunals because the financial risk has been removed. This may cause delays and backlogs in the system.

Ban on Rental Bidding and Advance Payment Restrictions

Landlords and letting agents cannot request or accept rental bidding from prospective tenants.

This practice inflated rents in competitive markets.

Advance rent payments are restricted under the updated Tenant Fees Act 2019.

Landlords cannot demand excessive upfront payments before tenancies begin.

The rules aim to make renting more affordable for tenants.

They prevent landlords from using high advance payments as barriers to entry.

Letting agents must also follow these restrictions.

Both landlords and agents face penalties for accepting prohibited payments or encouraging rental bidding.

These changes protect tenants from unfair financial pressure during the rental process.

They create a more transparent system for setting initial rents.

Private Rented Sector Ombudsman and Compliance Requirements

The Renters’ Rights Act 2025 creates a mandatory Private Rented Sector Ombudsman and a database registration system for all private landlords in England.

These requirements add new compliance obligations and give tenants formal ways to resolve disputes.

Overview of the Ombudsman Scheme

The Private Rented Sector Ombudsman is a compulsory redress scheme for private landlords with assured or regulated tenancies in England.

Landlords must join this service by law.

The ombudsman provides quick, fair, and binding resolutions for tenant complaints about their landlord.

This system brings tenant-landlord dispute resolution in line with social housing practices.

Key features of the scheme include:

• Mandatory membership for all qualifying private landlords
• Binding decisions on both parties
• Free access for tenants to lodge complaints
• Faster resolution times compared to court proceedings

The scheme covers disputes about property conditions, repairs, deposits, and landlord conduct.

Landlords who do not join face enforcement action from local authorities.

The ombudsman cannot overturn court decisions but can award compensation and require landlords to take specific actions.

PRS Landlord Database and Registration

The Private Rented Sector Database is a central registration system for all private landlords in England.

This database serves landlords, tenants, and local authorities.

Landlords must register to show legal compliance and understand their obligations.

Registration is required for using certain possession grounds under the new tenancy system.

The database provides:

• Legal obligation guidance for landlords
• Property information for prospective tenants
• Enforcement targeting tools for councils
• Compliance verification for good landlords

Tenants can access the database to make informed decisions when signing tenancy agreements.

They can check landlord registration status and compliance records.

Local authorities use the database to find non-compliant landlords and target enforcement.

This helps councils focus on problem landlords.

Registration requires basic landlord details, property information, and compliance status updates.

Complaint Resolution and Redress Mechanisms

The ombudsman scheme sets clear procedures for tenant complaints and dispute resolution.

Tenants can use the service for free after trying to resolve issues directly with their landlord.

The complaint process involves:

1. Initial complaint to landlord
2. Formal ombudsman application if unresolved
3. Investigation and evidence gathering
4. Binding decision and potential remedies

The ombudsman can order compensation payments, require repairs, or mandate changes to landlord practices.

Decisions are legally binding on both parties.

Landlords must display ombudsman contact details clearly in their properties.

Failure to provide this information breaks legal requirements.

The scheme handles complaints about property conditions, repair delays, deposit disputes, harassment, and unfair practices.

It cannot deal with rent amount disputes, which go to the First-tier Tribunal.

Response times are faster than court proceedings, usually resolving cases within 8-12 weeks.

Standards, Tenant Rights, and Special Provisions

The Renters’ Rights Act 2025 introduces new property standards and expands tenant protections.

Private renters gain new rights around pet ownership, stronger anti-discrimination measures, and improved property conditions.

Decent Homes Standard and Property Conditions

The Decent Homes Standard now applies to all private rental properties in England.

This is a major upgrade in minimum requirements for rental housing.

Landlords must ensure properties meet strict criteria for:

• Structural safety and weather resistance
• Modern facilities for heating, hot water, and electricity
• Adequate insulation and ventilation systems
• Safe electrical and gas installations

Properties must be free from Category 1 hazards under the Housing Health and Safety Rating System.

This includes serious risks like excess cold, electrical dangers, and structural collapse.

The new standard requires reasonably modern kitchen and bathroom facilities.

Kitchens must have adequate food preparation areas, storage, and cooking facilities.

Heating systems must provide enough warmth throughout the property.

Properties cannot have broken heating that leaves tenants in cold conditions.

Local authorities have stronger enforcement powers to ensure compliance.

They can issue improvement notices and take direct action against non-compliant landlords.

Awaab’s Law and Serious Hazards

Awaab’s Law is part of the new legislation and targets serious health hazards in rental properties.

The law focuses on damp, mould, and related respiratory health risks.

Landlords must investigate and address hazard reports within strict timeframes:

• Emergency hazards: 24 hours for immediate dangers
• Urgent hazards: 7 days for serious health risks
• Non-urgent hazards: 14 days for other safety issues

The law specifically addresses damp and mould problems that can cause health issues.

Landlords must respond to tenant reports about these conditions.

Tenants can report hazards directly to local authorities if landlords do not respond.

Authorities must investigate and can take enforcement action against negligent landlords.

Serious breaches can lead to unlimited fines and prohibition orders.

Properties may be declared unfit for habitation until problems are fixed.

Right to Request Pets and Insurance

Private renters now have the legal right to request permission to keep pets in their rental properties.

Landlords cannot refuse these requests without reasonable justification.

Reasonable grounds for refusal include:

• Property unsuitable for specific animals
• Superior lease contains absolute pet prohibition
• Insurance policy excludes pet-related damage
• Previous pet-related property damage by tenant

Landlords can require tenants to get appropriate pet insurance.

This insurance covers potential damage caused by pets during the tenancy.

The insurance requirement must be reasonable and not excessive.

Landlords cannot demand unrealistic policy terms.

Tenants must provide proof of insurance before bringing pets onto the property.

The policy should cover accidental damage and third-party liability.

Pet deposits remain prohibited under tenant fee laws.

Landlords cannot charge extra fees for processing pet requests.

Anti-Discrimination and Fair Access

The Act introduces stronger protections against rental discrimination for vulnerable groups.

Landlords have clear legal obligations to ensure fair access to housing.

Prohibited discrimination includes:

• Refusing tenants with children or regular child visitors
• Blanket bans on benefit claimants (Universal Credit, Housing Benefit)
• Discriminatory advertising using phrases like “No DSS”
• Different terms or conditions based on income source

Landlords can still check affordability using legitimate criteria.

They may verify income and assess financial capacity to meet rental obligations.

The legislation overrides superior lease terms that restrict these rights.

Mortgage conditions cannot justify discriminatory practices.

Local authorities enforce these rules and tenants can seek compensation for discrimination through the courts.

Estate agents and letting platforms must also comply with these requirements.

Discriminatory advertisements can lead to penalties and prosecution.

Special Considerations for Student and Purpose-Built Accommodation

The Renters’ Rights Act 2025 sets different rules for student housing compared to standard private rentals.

Purpose-built student accommodation receives specific exemptions, while houses in multiple occupation and social housing follow modified frameworks.

Exemptions for Purpose-Built Student Accommodation

Purpose-built student accommodation (PBSA) providers can qualify for exemptions from the main tenancy reforms.

This allows PBSA operators to continue using fixed-term agreements that match academic calendars.

To qualify, PBSA providers must be members of a specified housing management code of practice.

The approved code is the “ANUK/Unipol National Code for accommodation owned or managed by non-educational establishments.”

Key benefits of the PBSA exemption include:

• Fixed-term tenancies can continue
• Landlords can regain possession more easily at term end
• Students can make rental payments in advance
• No conversion to assured periodic tenancies

The exemption applies to tenancies granted to students at specified educational institutions.

It also covers tenancies granted by non-educational institutions that meet the code requirements.

PBSA providers must give written notice within one month if they plan to use transitional possession grounds.

The exemption only applies to new tenancies created after implementation.

Rules for Houses in Multiple Occupation

Houses in multiple occupation (HMOs) have specific rules under the Renters’ Rights Act 2025.

Student HMOs that do not qualify for PBSA exemptions must follow the standard tenancy reforms.

HMO landlords will need to change their letting practices.

Fixed-term tenancies will convert to periodic tenancies, making it harder to coordinate room lettings with academic years.

Challenges for student HMO providers:

• Difficulty synchronising tenancies with academic calendars
• Potential void periods between academic years
• Complex possession procedures for student turnover
• Need for new tenancy management systems

HMO operators may struggle when student tenants leave mid-academic year.

The new possession grounds may not fit student housing patterns well.

Some HMO providers are considering restructuring to qualify for educational exemptions.

This requires legal advice and compliance with approved codes of practice.

Tenancies in Social Housing and HMOs

Social housing providers offering student accommodation operate under different frameworks from private landlords.

Educational institutions providing student housing can continue using common-law tenancies.

Universities and colleges keep flexibility in their letting arrangements.

They can maintain fixed-term agreements that match academic terms.

Social housing considerations include:

• Educational institutions are exempt from assured tenancy requirements
• Continued use of academic-year tenancies
• Different possession procedures apply
• Students receive institutional support frameworks

Housing associations providing student accommodation may need to review their tenancy structures.

Those not qualifying for educational exemptions must follow the new tenancy rules.

Mixed-use developments with both student and non-student tenants need careful management.

Different tenancy types may apply within the same building depending on tenant status and provider qualifications.

Implementation Timeline and Guidance for Landlords and Tenants

The Renters’ Rights Act 2025 received royal assent on 27 October 2025.

Most provisions will not take effect immediately.

The government will implement changes in phases during 2026, with specific start dates set by secondary legislation.

Key Dates and Phased Rollout

The Act uses a structured timeline divided into phases. Royal assent was granted on 27 October 2025, completing the legislative process.

Phase 1 runs from November 2025 through spring 2026. During this period, the government will draft commencement regulations and related statutory instruments.

These regulations will cover the ombudsman scheme, rent increase processes, and pet request procedures.

Phase 2 marks the main implementation window. Most sources expect the primary changes between July and October 2026.

This phase includes the abolition of Section 21 evictions and the shift to rolling tenancies for new agreements.

Some provisions may start earlier if the government finalises regulations quickly. Implementation could begin as soon as May or June 2026.

Phase 3 focuses on existing tenancies. The transition period will likely extend from late 2026 into 2027.

This allows current fixed-term tenancies to convert to periodic arrangements.

The government will provide sufficient notice to landlords and tenants before any start date.

Transitional Arrangements for Existing Tenancies

Existing tenancies will not fall under the new rules immediately. The government plans a structured transition period to convert current agreements.

Fixed-term tenancies will convert to periodic arrangements on or after the main start date. This conversion will happen automatically, with specific triggers and grace periods set by regulations.

Section 21 notices served before commencement will remain valid until expiry or withdrawal. Landlords cannot use Section 21 for new possession proceedings once the new rules begin.

Rent increase procedures for existing tenancies must comply with new rules limiting increases to once per year. Landlords must follow the prescribed process and cannot implement informal rent rises.

The transition will be staged rather than immediate for existing agreements. This gives both parties time to understand their new rights and obligations.

Preparing for Compliance

Landlords should start preparing now, even though dates may change. Portfolio audits are the first essential step.

Document updates need immediate attention. Landlords should use periodic-first tenancy agreements and revised rent increase templates.

They must replace Section 21 processes with grounds-based possession procedures.

Ombudsman membership will become mandatory when the scheme launches. Landlords should assign staff to handle complaints and budget for membership fees.

Pet policies require standardisation before implementation. The Act prevents unreasonable refusal of pet requests, so landlords need clear criteria and deposit procedures.

Anti-discrimination measures affect advertising and referencing. Landlords must remove wording that could breach new rules and avoid bidding mechanisms.

Staff training should start now to ensure teams understand the changes. Landlords need to develop tenant communication strategies to explain new rolling tenancy arrangements and rent increase procedures.

Regularly monitoring government guidance and statutory instruments will help landlords identify exact commencement dates as they are confirmed.

Conclusion

The Renters’ Rights Act 2025 brings major changes to England’s rental market. Property owners and tenants must understand the new rules to avoid legal issues.

The changes will affect how rentals work across the country. Landlords need to prepare for stricter regulations and new responsibilities.

Tenants will gain stronger protections, but should learn their rights under the new system. Both parties must adapt to these reforms quickly.

For expert guidance on the Renters’ Rights Act 2025, contact us at JF Property Partners today. Our knowledgeable team helps landlords and tenants understand the new requirements.

Reach us at info@jfpropertypartners.com or +44 7457 427143.

Visit our website for more information or use our contact page to get started.

Frequently Asked Questions

The Renters’ Rights Act 2025 brings major changes to rental practices in England. The law ends Section 21 no-fault evictions and introduces new rent increase rules, dispute resolution systems, and pet ownership rights for tenants.

What is the rent control law for 2025?

The Renters’ Rights Act 2025 doesn’t introduce traditional rent control. Landlords can increase rents once per year to market rate with at least two months’ notice via Section 13 notice. Tenants can challenge increases they believe exceed market rate at the First-tier Tribunal.

What is the new renters’ rights bill in the  UK?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. It ends Section 21 no-fault evictions and makes all tenancies periodic. Tenants can stay until they choose to leave with two months’ notice. Landlords must go to court with evidence to evict tenants.

What are the guidelines for rent increases under the newly introduced act?

Landlords can increase rent once per year using Section 13 notice with at least two months’ notice. The new rent must reflect market rate. Tenants can challenge increases at the First-tier Tribunal, which will never set rent higher than the landlord’s request.

What is the maximum landlord can increase rent?

The Act doesn’t set a specific maximum percentage. Landlords can increase rent to market rate once per year—the price the property would achieve if newly advertised. The First-tier Tribunal can defer increases by up to two months in cases of undue hardship.

What measures are in place for dispute resolution between landlords and tenants under the new act?

The Act creates a new Private Rented Sector Landlord Ombudsman for quick, fair, and binding resolution of tenant complaints. This offers an alternative to court proceedings. The First-tier Tribunal system also encourages tenant challenges with no risk of paying more than originally requested.

Are there any changes to the rights of pet ownership for tenants with the recent Renters’ Rights Act?

Tenants now have stronger rights to request pets. Landlords must consider requests and cannot unreasonably refuse. Landlords can require pet insurance to cover potential damage, balancing tenant desires with property protection.