Renters’ Rights Act 2025: What Landlords Need to Know

The Renters’ Rights Act 2025, which came into force on 1 May 2026, introduces significant reforms to the private rented sector. The legislation fundamentally changes how landlords manage tenancies, evictions, rent increases and property standards.

In this article, we break down some of the key changes, what they mean, and which measures are already in force compared with those set to be introduced in the future.

The end of ‘no-fault’ evictions

One of the most high-profile changes is the abolition of Section 21 “no-fault” evictions.

Under the new rules, landlords can no longer regain possession of a property without providing a valid legal reason. Instead, all evictions must rely on defined statutory grounds, such as selling the property or serious rent arrears.

While the Act does introduce updated possession grounds, landlords must now demonstrate intent and compliance more clearly than before.

Replacing fixed-term tenancies

Another fundamental shift is the removal of fixed-term tenancies.

All tenancies, both existing and future, will now become periodic (rolling) Assured Periodic Tenancies, with no fixed end date.

Tenants can now leave with two months’ notice, while landlords must rely on legal grounds to end a tenancy.

Implications:

Less certainty around tenancy duration
More fluid tenant turnover
Greater focus on tenant retention and satisfaction

For landlords used to fixed-term agreements as a planning tool, this represents a major operational change.

Rent controls and restrictions

The Act introduces stricter rules around rent increases:

Rent can only be increased once per year
Tenants can challenge increases they consider unfair
Rental bidding wars are banned, meaning landlords cannot accept offers above the advertised rent and may not request more than one month’s rent in advance

Impact on landlords:

Reduced flexibility in responding to market conditions
Increased scrutiny on pricing strategy
Greater need for accurate rental valuations to ensure that rent increases are accurate and not liable to challenge

This is particularly relevant in high-demand areas where competitive bidding has previously driven rental growth.

Expanded tenant rights

The Act significantly expands tenant protections, including:

The right to request pets (with limited grounds for refusal)
Protection against discrimination (e.g. families or benefit recipients)
Improved ability to challenge rent increases
Greater notice periods in many eviction scenarios

Additionally, there are further changes expected to come into force later in 2026, such as:

Mandatory registration on a private rented sector database
Joining a landlord ombudsman scheme

The Act also introduces significant financial and legal consequences for landlords who do not comply. These include:

Fines of up to £7,000 for first-time breaches, such as letting fixed-term or accepting illegal rental bids
Fines of up to £40,000 for serious or repeat offences.
Tenants are also able to claim up to two years’ rent for certain breaches, such as unsafe housing conditions.

Property standards and compliance

Further reforms aimed at raising property standards are expected to be introduced in later phases. For more details regarding the implementation of certain reforms, please refer to the government roadmap linked at the bottom of the page.

Awaab’s Law, which came into force on 27 October 2025 for social housing, will be expanded to apply to private rentals alongside The Decent Homes Standard to require landlords to ensure properties are safe, well-maintained and free from hazards such as damp and mould.

What should landlords do now?

To stay compliant and competitive, landlords should:

Review tenancy agreements to align with periodic structures
Update eviction processes and understand new legal grounds
Review rental pricing strategies
Ensure properties meet higher standards
Prepare for registration and ombudsman requirements

Final thoughts

The Renters’ Rights Act 2025 is not just a legal update, it’s a fundamental reset of the private rental market.

For landlords, success will depend on adapting early, staying compliant, and delivering higher-quality housing in an increasingly regulated environment.

For more information please refer to the following resources:

🏛️ Government Guide

📍 Government Roadmap

📞 0330 088 5040

🌐 https://averysurveys.co.uk/