Agricultural landlords should prepare for the Renters’ Rights Act 2025

The Renters’ Rights Act 2025 (RRA) will introduce significant changes to the private rental sector, strengthening tenant protections, modernising rental practice and reshaping landlord-tenant relationships.

While most public discussion has focused on urban residential tenancies, rural portfolios and estates – including cottages, estate housing, tied accommodation and mixed-use holdings – will also be affected.

Preparing now will reduce risk and help maintain productive relationships with tenants and farm staff.

Key changes

• Abolition of section 21 ‘no fault’ evictions: landlords will no longer be able to evict tenants without a legitimate legal reason
• Abolition of fixed-term tenancies: all fixed-term assured shorthold tenancies (ASTs) will be converted to rolling periodic assured tenancies. Tenants will be able to terminate these on two months’ notice
• Rent reviews and financial changes: rent increases will be limited to once per year and up-front rent capped at one month
• End of discrimination: it will be illegal to refuse tenants because they have children or are on benefits
• Property standards and pets: landlords must investigate and fix serious problems, such as damp and mould, within strict timescales. Tenants will have a right to request a pet, which can’t be unreasonably refused
• Regulation and enforcement: a new mandatory digital national register for all landlords and properties will be introduced, along with a new landlord ombudsman.

Greater protection for tenants

The policy direction is towards greater security and quality for residential tenants, stronger redress and transparency and clearer, evidence-led routes to possession.

Good documentation, record‑keeping and compliance will be more important. Regulators and tenants will find it easier to test and enforce obligations.

Agricultural portfolios

Agricultural estates are rarely similar. Some dwellings are let on standard residential terms; others are genuine service occupancies required for the better performance of a worker’s duties; some are legacy protected or assured agricultural occupancies; and some farmhouses or cottages form part of a wider business or agricultural tenancy.

The RRA targets residential tenancies rather than business or agricultural lettings but distinguishing between them is essential. Misunderstanding a worker’s accommodation as a service occupancy, or mixing residential and non‑residential use without clarity, could have significant consequences when seeking possession or meeting standards.

Possession will rely on specific grounds with evidential thresholds rather than no‑fault routes. Where occupation is linked to employment, regaining possession will likely depend on timely, well‑evidenced termination of employment. Documentation should avoid creating unintended security and contemporaneous records should evidence the operational need for any on‑site occupation.

Mixed‑use situations, such as dwellings within farmyards or cottages with material non‑residential use, will require careful consideration and analysis to avoid disputes about the nature of the tenancy.

Minimum standards will also apply to rural properties, requiring landlords to address specific challenges often found in older or listed buildings – particularly damp and drainage issues, which are typical of isolated properties.

Practical next steps

Start with a portfolio audit

List every residential property, identify the current basis of occupation and gather all associated documentation. Distinguish clearly between assured shorthold or assured tenancies, assured agricultural occupancies, genuine service occupancies, licences and any protected or regulated tenancies.

Record who occupies each property, the rent, deposit arrangements, notice requirements and any employment connection. This exercise will reveal where changes in law may apply and where specific strategies are required.

Upgrade documentation and evidence

Review tenancy agreements to reflect statutory changes, including compliant rent‑increase mechanisms, fair and proportionate clauses on pets and alterations and clear obligations aligned with the new standards.

Ensure employment contracts for service occupancies are consistent, clearly setting out the need to live on site and the consequences of employment ending.

Formalise policies for handling complaints, repairs and damp, supported by logs and photographs.

Check that energy and safety certificates, inventories and check‑in records are complete and available.

Take action now

Where necessary, consider commencing section 21 ‘no fault’ evictions now to avoid higher thresholds and grounds for possession. This is particularly relevant in development or quick sale situations.

Start planning for future grounds‑based possession, including sale, redevelopment, repeated arrears, serious breach, anti‑social conduct or employment‑linked grounds. Prepare templates and checklists to gather evidence and diarise statutory steps, and avoid any conduct that could be perceived as retaliatory.

Compliance will matter

Get ready to register properties on any new portal, join the relevant redress scheme and update data protection and privacy notices with the increased information to tenants and regulators.

Budget for increased compliance costs, particularly bringing older rural stock up to standard, which may be capital‑intensive or complicated by listed status. Start scoping works and contractor availability early.

Communicate early and transparently with tenants and agricultural workers – they are more likely to cooperate with access, upgrades and changes if the rationale is clear and timelines realistic. Constructive engagement reduces the risk of escalation and helps demonstrate a culture of compliance should disputes arise.

Conclusion

The RRA presents an opportunity to improve rural residential management.

A structured audit and review, with a clear assessment and classification of occupancies, upgraded documents, evidence‑based possession strategies and investment in standards will help agricultural landlords adapt and keep estates running smoothly.