Renters’ Rights Act 2025: what private landlords need to know

The Renters’ Rights Act received Royal Assent on 27 October 2025, transforming the landscape of residential lettings in England.

The Act reshapes how tenancies operate and how landlords recover possession, increasing tenant security and flexibility while placing landlords under tighter regulation. Implementation is being phased in three key stages and understanding what is changing – and when – is critical.

Phase one: from 1 May 2026

The end of fixed-term tenancies

From 1 May 2026, assured shorthold tenancies (ASTs) – the most common form of residential tenancy – will cease to exist. All existing ASTs will automatically convert to assured periodic tenancies (APTs).

One of the key differences is that APTs can’t be granted for a fixed term, meaning it will no longer possible to ‘lock in’ tenants for an initial 6- or 12-month term. Any clause purporting to create a fixed term will have no effect. Instead, tenancies will roll on a periodic basis, typically monthly, or shorter depending on when rent is paid

By 31 May 2026, landlords must provide existing tenants with the government’s Renters’ Rights Act Information Sheet 2026. For new tenancies entered into on or after 1 May 2026, landlords must provide tenants with a written statement before the tenancy begins, setting out prescribed information about the tenancy. The content of this written statement is set out in regulations.

Tenants will be able to terminate an APT at any time by giving at least two months’ written notice, unless a shorter period has been agreed.

Possession and the end of section 21

The Act also abolishes section 21 notices, commonly known as ‘no-fault’ evictions, which enable landlords to regain possession without giving a reason, provided other requirements are met. Transitional provisions mean landlords can still rely on section 21 notices already served before this part of the Act comes into force, subject to certain time limits,, but no new section 21 notices can be served from 1 May 2026.

From 1 May 2026, landlords will only be able to recover possession using the section 8 notice procedure, relying on one or more grounds of possession set out in the Housing Act 1988 (as amended by the Act). While section 8 already exists, the Act expands and modifies the existing grounds.

A notable new ground allows landlords to regain possession if they intend to sell the property. This is subject to safeguards for tenants, including:

• A 12-month protected period at the start of the tenancy
• A four-month notice period.

Notice periods for many section 8 grounds generally increase to between four weeks and four months, and some grounds remain discretionary, meaning possession isn’t guaranteed.

A significant change introduced by the Act is that, to rely on section 8 for regaining possession, landlords must also comply with additional requirements relating to deposits and the Private Rented Sector Database (see phase two).

Other key changes from 1 May 2026

• Rent reviews: contractual rent review clauses will be of no effect. Rent increases must be made by serving a section 13 notice, limited to once a year, with at least two months’ notice. Tenants will also have the right to challenge rent increases in the First-tier Tribunal if they believe they exceed the market rate
• Bidding wars banned: landlords can’t invite or accept rental bids above the advertised rent
• Rent in advance: landlords can’t ask for more than one month’s rent in advance and must not accept rent before the start of the rental period it covers – for example, rent paid on 1 September must cover 1–30 September
• Pets: tenants gain an implied right to request permission to keep a pet, which landlords can’t unreasonably refuse
• Anti-discrimination measures: landlords can’t refuse to rent to people in receipt of benefits or people with children. Any discriminatory clauses in existing ASTs will no longer apply.

What happens if landlords get it wrong?

Breaches of the Act can attract fines ranging from £7,000 to £40,000, with the most serious offences potentially criminal in nature.

The government has published Investigatory Powers Guidance for Renters’ Rights Act 2025 to assist local housing authorities in determining whether an offence has been committed.

Phase two: late 2026

The government intends to introduce a mandatory Private Rented Sector Database, requiring all landlords in the private rented sector to register themselves and their properties and pay an annual fee. Properties must remain ‘active’ on the database throughout the tenancy and to be lawfully marketed. If they aren’t, a landlord will be unable to obtain a possession order.

Landlords may also be required to upload compliance documents, such as energy performance certificates and gas safety certificates, to keep their properties ‘active’.

A Private Rented Sector Ombudsman will also be established to handle tenant complaints. It’s expected that landlords will be required to register with the ombudsman and pay a fee.

Neither the database nor the ombudsman currently exists. Further detail will follow through secondary legislation, which is yet to be published. The government is expected to release more information throughout 2026, although no specific timescales have been confirmed.

Phase three: 2035–2037

The Decent Homes Standard (DHS), established in the social housing sector, will be extended to the private rented sector, imposing minimum standards for repair, safety and comfort. Landlords must ensure their properties meet these standards, with further detail awaited. Significant penalties will apply for non-compliance.

Awaab’s Law, which came into force in the social housing sector on 27 October 2025, will also apply to private landlords. It sets strict requirements for investigating and fixing hazards, such as damp and mould.

The impact of the Renters’ Rights Act 2025

The Renters’ Rights Act 2025 represents a fundamental shift in the balance between landlords and tenants. Recovering possession of a property is likely to take longer and cost more, increasing regulatory and financial risk for landlords.

While many of the reforms have been welcomed by tenants, there is growing concern that higher compliance costs and reduced flexibility may affect supply in the private rented sector. Some smaller landlords have already chosen to exit the market, with the Act forming part of a wider package of regulatory change.

For landlords who remain, understanding the new framework and preparing early will be essential to managing the changes ahead.