The Renters' Rights Act 2025 introduces the biggest shake up of the private rented sector in years. It introduces wide-ranging changes affecting tenancy agreements, landlord responsibilities, rent reviews, possession procedures, and property standards. 

Landlords need to understand the reforms and comply with them. 

Key Reforms Under The Act

Abolition of Fixed- Term Tenancies

• Since 1 May 2026, most private tenancies in England are assured periodic tenancies, giving tenants greater security and flexibility.
• Abolishment of Fixed-Term Tenancies.
• For student landlords, the traditional "academic year" tenancy model no longer applies.

End of Section 21 'No Fault' Evictions

• End of ‘No Fault’ Evictions – Section 21 Notices. 
• Landlords must rely on  Strengthened Section 8 Grounds, including new mandatory grounds for sale or re-occupation, and new student HMO grounds.

Rent Review Process Changes

• A rent increase can take effect no more than once every 52 weeks.
• Rent increases must be issued using a formal Section 13 Notice.
• Tenants can already challenge rent increases at the First Tier Tribunal, however under the Act, the Tribunal cannot backdate decisions and may defer rent increases by up to two months in cases of hardship.

Tenant Rights and Anti-Discrimination 

• Landlords cannot refuse tenant applications based on receipt of benefits or family status, they must consider all tenants fairly.
• Tenants may request permission to keep a pet in writing, and landlords must respond in writing within 28 days and must not unreasonably refuse.

Rent In Advance Restrictions 

• Landlords cannot request  upfront rental payments before the tenancy is entered into and are capped on the amount that can be requested.

Rental Bidding Ban

• The Act bans bidding wars. Landlords and agents can no longer accept, encourage, or request that a prospective tenant offers to pay more rent than the amount originally advertised.

Property Standards and Compliance

• Standards regarding damp and mould will be raised with the introduction of Awaab’s Law and the Decent Homes Standard, requiring stricter obligations on property condition and compliance. The government has announced that the Decent Homes Standard will apply to privately rented homes from 2035, and it is consulting on how and when Awaab’s Law should apply to private tenancies.
• Local authorities now have enhanced enforcement powers. 

Mandatory Landlord Registration and Dispute Resolution 

• All landlords will be required to register themselves and their properties on a new private rented sector database. The government has announced that registration will open on 15 December 2026, starting in the West Midlands and rolling out to other areas over 12 months. Landlords will have three months to register once their area opens, and all landlords actively letting property are expected to be registered by 14 November 2027.  Once this is in force, landlords will not be able to market or let a property without registering, and in most cases a court will not make a possession order while the landlord is in breach. 
• There will be a new landlord ombudsman to resolve landlord-tenant disputes; the government expects membership to become mandatory in 2028. 

Local Authority Enforcement Powers

• Local authorities now have more powers in relation to investigation and enforcement of housing law compliance. 

Do These Changes Impact Welsh Landlords?

Some of the changes affect Welsh landlords, more information can be found here.

Implementation Timeline

Download the Renters’ Rights Act: Implementation Timeline and  Guidance: Renters’ Rights Act for Residential Landlords for detailed information on the changes outlined in these information pages.  

Please view all the Renters' Rights Act 2025 information below: