Renters’ Rights Act 2025: what’s changing and when?

On 27 October 2025, the Renters’ Rights Act 2025 received Royal Assent. It will come into force in three phases, starting on 1 May 2026 (see the Timescales for implementation, below).

It delivers on the government’s manifesto commitment “to transform the experience of private renting” and represents for both landlords and renters one of the most significant reforms to the private rented sector for a generation. 

Its stated purpose is to rebalance landlord-tenant relations by giving renters greater security; at its heart is the abolishment of the so-called ‘no-fault’ evictions under section 21 of the Housing Act 1988 (which applies to assured shorthold tenancies (ASTs) in the private rented sector). But the changes and their implications are much broader.

Will they have the desired effect of simplifying the renting process and bringing greater clarity to the rented sector? And will the timescales for bringing in these changes afford landlords, in particular, sufficient time to adapt?

Key changes introduced by the act

Tenancy and eviction reform

The act fundamentally changes the relationship between landlords and tenants and the ability of landlords to secure possession of their rented premises by phasing out ASTs and abolishing no-fault evictions.

Once the act comes into force, subject to a number of exceptions, all new tenancies will become ‘assured periodic tenancies’, giving tenants greater flexibility. Landlords will no longer be able to grant fixed term tenancies.

If tenants wish to bring their tenancy to an end, they will need to give no less than two months’ notice (in writing), expiring at the end of a rental period. By contrast, landlords will only be able to recover possession by relying on one or more of the ‘grounds for possession’ detailed in the act.

The act brings sweeping changes to the section 8 process by more than doubling the number of grounds for possession under section 8 of the Housing Act 1988 and making numerous changes to the existing grounds. The grounds continue to be grouped into:

• ‘mandatory’ grounds, where a court must order possession if a ground is established
• ‘discretionary’ grounds, where a court may grant possession if it is reasonable.

One of the new grounds facilitates termination in cases where a landlord wishes to sell. This ground could potentially be quite restrictive where a landlord serves notice because they have found a buyer but then is faced with a situation where the sale falls through. In those circumstances, the landlord cannot re-market or re-let the property for 12 months from the later of the expiry of the landlord’s notice or the commencement of possession proceedings. 

The act also amends the ground allowing landlords to seek possession if they or a close family member wish to occupy. Both this ground and the new sale ground cannot be used unless the tenancy has existed for at least one year when the relevant notice expires.

Landlords will need to factor in these restrictions when making decisions about their properties and any possession steps will need to be planned well in advance.

Rent and affordability controls

The act introduces restrictions on how and when rent can be increased.

Landlords will generally be limited to one rent increase each year and are required to follow a revised procedure in section 13 of the Housing Act 1988. Two months’ notice must be given, and a tenant can challenge the increase by application to the tribunal. Any new rent ordered will no longer be backdated to the date under a landlord’s notice. Instead, the new rent will take effect after the tribunal has determined the rent. The secretary of state has the power to make regulations allowing increases to be backdated.

However, the uncertainty over delays in securing rent determinations in an increasingly struggling tribunal system and the costs associated with the tribunal process will inevitably impact investment into the rental market.

The act prohibits ‘rental bidding’ practices; landlords or agents will need to advertise an asking rent for a particular property, and it will be unlawful to accept offers above that rate.

The act also limits the amount of rent in advance a landlord can require a tenant to pay – effectively, to a maximum of one month’s rent in advance for most tenancies – reducing upfront burdens on tenants.

When a tenancy ends, tenants will have the right to a refund of rent paid for the days after the end date.

Property standards, safety and enforcement 

The act extends the Decent Homes Standard (which has applied to social housing) into the private rented sector, meaning private landlords will be required to meet minimum standards of condition.

It also brings into the private rented sector the protections of Awaab’s Law (originally introduced for social housing), requiring landlords to address hazards such as mould, damp and structural issues within legally-specified timescales.

Local authorities are given stronger enforcement powers with increased civil fines and new criminal offences for breaches. They will also be required to investigate and report on enforcement activity.

It remains to be seen how this will work in practice. Local authorities already have severely limited resources due to budgets cuts and are already under pressure to balance service priorities.

Transparency, regulation and redress

A new national private rented sector database will be created. Landlords will be required to register themselves and their properties. The database should increase transparency and support enforcement. 

There is also a mandatory requirement for landlords to join an ombudsman scheme so that tenants and landlords have a route to dispute resolution outside of the court environment. The scheme aims to speed up dispute resolution with tenants, although it remains to be seen whether this will be the case in practice.

The act also introduces protections against discrimination in letting. For example, it will be unlawful to discriminate against prospective tenants solely because they are on benefits or have children.

Pets and tenancy obligations

Tenants will have a statutory right to request permission to keep a pet. Landlords must consider requests reasonably and cannot unreasonably refuse. They may however require pet insurance to cover damage. Any request from a tenant must be in writing and the landlord needs to give or refuse consent within 28 days.

Timescales for implementation

Following the government’s announcement on 14 November, the act will come into force in three phases from 1 May 2026.

Ahead of that, the government intends to publish guidance for landlords and tenants on the phase 1 reforms, and new investigatory powers for councils will go live on 27 December 2025. 

Phase 1: 1 May 2026 – tenancy reform

• Abolish section 21 ‘no-fault’ evictions for private rented sector (PRS).
• Introduce assured periodic tenancies (ending fixed-term contracts).
• Reform possession grounds to balance landlord and tenant rights.
• Limit rent increases to once per year.
• Ban rental bidding and rent in advance.
• Protections against discrimination (families with children, benefit recipients).
• Right to request pets – landlords must consider reasonably.
• Strength local council enforcement and rent repayment orders.

Phase 2: late 2026 onwards – database and ombudsman, and county court reform

• Launch PRS Database (mandatory landlord registration, property and safety info) with public access to follow.
• Establish PRS Landlord Ombudsman once database is in place.
• Ombudsman to go live 12 to 18 months after an ombudsman scheme administrator is selected to provide dispute resolution and landlord guidance.
• Improve resource and capacity for the county courts together with a digitised ‘end-to-end’ possession service.

Phase 3: post-consultation (2035 or 2037) – standards and safety

• Introduce Decent Homes Standard for PRS.
• Extend Awaab’s Law to PRS (including enforceable hazard repair timeframes).
• Implement minimum energy efficiency standards (EPC C by 2030).
• Review Housing Health and Safety Rating System.

Secondary legislation will set out the details of the implementation phases. The government anticipates that at least 12 different sets of regulations will be required.

Uncertainties about the act and its implementation

Whilst the act represents a significant shift in the regulation of the lettings market, there remains a reasonable degree of uncertainty about its implementation and the practical effect of some of the provisions.

Although we now have an indication of the first phase of changes to be implemented, there is currently no clarity on the details of the regulations that will be required to implement the provisions. 

The extent to which the tribunal will offer an expeditious means of resolving disputes over rent remains to be seen. Successive governments have sought to increase the tribunal’s jurisdiction on property-related matters.

It is telling that while the government has been specific in its allocation of additional funding to local councils (£18.2 million in 2025 / 26), there is no mention of how much additional funding will be given to the tribunal service or the county courts. 

In the longer term, the government has indicated that it intends to establish an alternative body or mechanism to the tribunal to make initial rent determinations, but will this end up simplifying things for landlords and tenants?

On any analysis, the changes are significant and material. They will require landlords to spend time (and cost) to understand and implement the changes. The changes undoubtedly impose significant additional compliance burdens on landlords. With tougher standards, stronger enforcement and potentially large fines, landlords face more administrative and regulatory work. 

There is genuine concern that an unintended consequence of these changes will be a reduction in rented housing stock. That outcome would clearly be negative for the renters the legislation was meant to support and protect.