The Renters’ Rights Act 2025 is set to introduce some of the biggest reforms to the UK private rental sector in decades. The legislation aims to improve security for tenants while increasing regulation and accountability for landlords and letting agents.
As property professionals we understand the importance of the act, but most landlords and tenants have not yet fully grasped the changes and realise how essential compliance is and what they need to do to avoid potential penalties.
Hence, our list of key changes and how they might affect you.
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act will fundamentally reshape how private tenancies operate in England.
The legislation will:
- Strengthen tenant protections
- Introduce stricter rules around rent increases
- Remove “no-fault” evictions
- Expand enforcement powers for local authorities
These reforms aim to create a more balanced and transparent rental market.
Section 21 Evictions will be abolished
Section 21 notices, or “no fault evictions”, will be abolished from 1 May, 2026. This means that landlords will no longer be able to end a tenancy without a legal reason.
Instead, possession of a property will need to rely on specific grounds under Section 8 of the Housing Act. This change has been made to provide tenants with greater security.
All tenancies will become periodic
This means tenants will not be locked into long fixed contracts, but landlords will also need to rely on formal possession grounds to regain their property.
The new legislation will also remove fixed-term assured shorthold tenancies.
ALL private tenancies will become periodic tenancies, typically operating on a monthly basis.
Changes to notice periods with the new Renters Rights Act
Under the new rules:
- Tenants must give two months’ notice to end a tenancy.
- Possession claims by landlords will rely on specific legal grounds and notice periods.
This should result in a fairer tenancy with less unpredictability for tenants and landlords.
Rent increases and rental bidding
The Renters’ Rights Act will introduce tighter controls around rent setting.
Key changes include:
- Rent increases can only be implemented using a Section 13 notice.
- Tenants will be able to challenge rent levels at the First-Tier Tribunal within the first 28 days of a tenancy.
- Rental bidding wars will be banned, preventing tenants from offering above the advertised rent.
We expect this to create a more transparent rental market.
Restrictions on Rent in Advance
Landlords will be restricted to one month’s rent in advance, even if tenants offer to pay more upfront.
Making it fairer for tenants who are sometimes disadvantaged by financial barriers when applying for rental properties.
Tenant rights: pets and discrimination
The legislation also introduces new protections for tenants.
Right to Request a Pet with the Renters Rights Act
Tenants will be able to request permission to keep a pet, and landlords cannot unreasonably refuse this request.
Ban on Rental Discrimination
The Act will also introduce stronger protections against discrimination in the rental process.
New grounds for possession
With Section 21 being removed, landlords will need to rely on updated Section 8 grounds to regain possession.
Mandatory grounds will include:
- The landlord or a family member moving into the property
- Sale of the property
- Redevelopment of the property
- Compliance with enforcement action
- Serious anti-social behaviour or criminal conduct
Most of these grounds require four months’ notice.
Changes to managing rent arrears
The mandatory rent arrears grounds have changed and these will now require:
- Three months or 13 weeks of unpaid rent
- Increased notice period of 4 weeks
Renters Rights Act means stronger enforcement and fines
Local authorities will gain expanded powers to investigate breaches of landlord obligations.
Potential penalties include:
- Up to £7,000 for a first breach
- Up to £40,000 for repeated or ongoing breaches.
These sanctions may apply to landlords, letting agents, or other parties involved in the management of a tenancy.
Future developments in the private rental sector
Additional reforms expected to follow include:
- A Private Landlord Ombudsman
- A national landlord database
- Potential application of Awaab’s Law and the Decent Homes Standard to private rentals.
These measures aim to improve housing standards and tenant protection across the sector.
What landlords need to do
- Plan to provide Information Sheets to existing tenants before the deadline
- Continue best practice with documentation such as Gas Safety Certificates, EPCs and How to Rent guides
- Ensure detailed check-in and check-out reports
- Update tenancy agreements and documentation
- Create a clear pet policy
- Keep tenants informed.
Supporting landlords through changing regulations
As the rental market continues to evolve, and legislation focuses on improving standards in the private rented sector we know that many landlords are already following good practice that aligns with the new regulations.
Working with an experienced letting agent can make the transition much easier. Professional property management helps ensure you remain compliant while protecting your investment and maintaining positive relationships with tenants.
At Charles Cox Lettings, we actively support landlords by:
- Keeping up to date with the latest legislation
- Ensuring tenancy agreements and documentation remain compliant
- Advising on best practice for property management
- Helping landlords navigate changes such as periodic tenancies and updated possession grounds
With the right guidance and preparation, landlords can continue to run successful and compliant rental properties.
Contact our team today if you think we can be of help with your rental property or landlord services or read our next article on Why Lettings Agents Matter Even More.
