The Renters' Rights Act 2025 is now in force. Here is what has changed.

The Renters' Rights Act 2025 is the most significant change to private renting in England in a generation. It received Royal Assent on 27 October 2025 and will be brought into force on a single implementation date, at which point the new rules will apply to every private tenancy in England — both new tenancies and those already running. This article sets out what the Act does, ground by ground and measure by measure, so that self-managing landlords know exactly what has changed and what is now required of them.

What is the Renters' Rights Act 2025?

The Renters' Rights Act 2025 is an Act of Parliament that reforms the private rented sector in England. It was introduced by the Labour government and completed its passage through Parliament on 22 October 2025. (Source: Guide to the Renters' Rights Act, GOV.UK, published 6 November 2025.)

The Act applies to assured and assured shorthold tenancies in the private rented sector in England. It does not currently apply to social tenancies, where a separate implementation process is planned.

Section 21 is abolished

Section 21 of the Housing Act 1988 allowed landlords to evict tenants without giving any reason, provided they gave two months' notice. This is commonly called a no-fault eviction. The Renters' Rights Act abolishes Section 21 entirely.

From the implementation date, landlords will no longer be able to serve a Section 21 notice. To recover possession of a property, a landlord must rely on one of the grounds for possession set out in Schedule 2 of the Housing Act 1988, served using a Section 8 notice. (Source: Guide to the Renters' Rights Act, GOV.UK.)

All tenancies become periodic

The Act removes fixed-term assured tenancies from the private rented sector. From the implementation date, all tenancies will be periodic — running on a rolling basis, typically month by month, with no fixed end date.

Existing fixed-term tenancies will convert to periodic tenancies on the implementation date. Tenants may end a periodic tenancy by giving two months' notice at any time. Landlords may only end a tenancy by establishing one of the statutory grounds for possession. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Leases with a fixed term of more than 21 years are removed from the assured tenancy system entirely. Long leasehold and Shared Ownership arrangements will not be part of the new framework.

Grounds for possession under Section 8

Because Section 21 is gone, Section 8 grounds become the only route to possession. The Act clarifies and expands these grounds. There are two types: mandatory grounds, where the court must order possession if the ground is proved, and discretionary grounds, where the court weighs up whether eviction is reasonable.

Key grounds landlords should understand include the following.

Selling the property (Ground 1A): A landlord who wishes to sell can serve notice using this ground. However, there is a 12-month protected period at the start of a tenancy during which this ground cannot be used. The required notice period is four months. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Landlord or family moving in (Ground 1): The same 12-month protected period applies. Four months' notice is required. The landlord cannot re-let the property immediately after using this ground.

Rent arrears (Ground 8 — mandatory): The mandatory threshold for eviction based on rent arrears increases from two months to three months. A tenant must be at least three months in arrears at both the date of notice and the date of the court hearing for this mandatory ground to succeed. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Antisocial behaviour (Ground 14): Landlords can serve notice on the day the ground arises. No minimum notice period applies before court proceedings can begin.

Conviction for an indictable offence at a riot (Ground 14ZA): New ground added by the Act. Two weeks' notice required.

False statement (Ground 17): Where a tenancy was granted because of a false statement made by the tenant. Two weeks' notice required.

The full table of grounds, including notice periods and whether each ground is mandatory or discretionary, is published in the Guide to the Renters' Rights Act on GOV.UK.

Rent increases

From the implementation date, all rent increases in the private rented sector must follow a single process. Landlords may increase rent once per year to the market rate. To do so, they must serve a Section 13 notice giving at least two months' notice of the new rent.

If a tenant believes the proposed rent exceeds the market rate, they may challenge it at the First-tier Tribunal. The Tribunal will determine what the market rent should be. Crucially, the Tribunal can no longer increase the rent beyond what the landlord originally proposed, and rent increases will no longer be backdated to the date of the notice — they take effect from the date of the Tribunal determination. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Rent review clauses in tenancy agreements will no longer be permitted as a means of increasing rent. All increases must go through the Section 13 process.

The Private Rented Sector Database

The Act creates a new national Private Rented Sector Database. Landlords will be required to register on this database. Registration will be a condition of using certain possession grounds — landlords who are not registered will be unable to rely on those grounds in court. (Source: Guide to the Renters' Rights Act, GOV.UK.)

The database is intended to help landlords demonstrate compliance, give tenants better information when choosing a property, and help local councils target enforcement activity.

The Private Rented Sector Landlord Ombudsman

The Act establishes a new mandatory Landlord Ombudsman for the private rented sector. All private landlords will be required to join. The Ombudsman will provide a binding dispute resolution service for complaints made by tenants about their landlord. (Source: Guide to the Renters' Rights Act, GOV.UK.)

This brings landlord complaint resolution in line with existing redress schemes that already apply to letting agents.

Decent Homes Standard

The Decent Homes Standard — previously applicable only to social housing — will be extended to the private rented sector under the Act. The government consulted on a reformed Decent Homes Standard between July and September 2025. The standard will set minimum requirements for the condition and safety of privately rented homes. Local councils will have enforcement powers, including improvement notices and civil penalties. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Awaab's Law

Awaab's Law is extended to the private rented sector by the Act. It sets legally binding timeframes within which landlords must investigate and address serious hazards in their properties, including damp and mould. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Pets

Landlords will be required to consider any request from a tenant to keep a pet. A landlord cannot unreasonably refuse such a request. Landlords may require tenants to have pet insurance as a condition of consent. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Rental bidding banned

Landlords and letting agents will be prohibited from asking for or accepting offers above the advertised asking rent. A published asking rent must be set for every property, and it will be a criminal offence to accept bids above that rate. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Discrimination in tenant selection

The Act makes it illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children. Blanket no-DSS policies and no-children policies will be prohibited. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Rent repayment orders strengthened

The Act doubles the maximum amount that can be recovered under a rent repayment order, extends repayment orders to superior landlords, and requires that repeat offenders repay the maximum amount. (Source: Guide to the Renters' Rights Act, GOV.UK.)

Implementation: one single date

The government has confirmed the new tenancy system will be introduced in a single stage. On that date, all existing tenancies will convert to the new rules. There will be no two-tier system of old and new tenancies running alongside each other. The government will give sufficient notice ahead of the implementation date. (Source: Guide to the Renters' Rights Act, GOV.UK, and Renters' Rights Act 2025 implementation roadmap, published 13 November 2025.)

What this means for landlords

Section 21 is gone. From the implementation date, every possession claim must be brought under Section 8 using a named ground. Landlords who have relied on Section 21 as a backstop will need to understand the Section 8 grounds and the notice periods that apply to each.

All tenancies will become periodic. Fixed-term clauses and rent review clauses in tenancy agreements will cease to have effect under the new system. Landlords should review their standard tenancy agreements before the implementation date.

Rent increases must follow the Section 13 process. Landlords can still raise rent to the market rate once a year, but they must use the prescribed notice form and give two months' notice.

Registration on the Private Rented Sector Database will be mandatory. Landlords who fail to register will lose access to certain possession grounds. Membership of the Landlord Ombudsman scheme will also be compulsory.

The 12-month protected period at the start of a tenancy means landlords cannot use the selling or moving-in grounds for the first year of a new tenancy.

This article is for informational purposes only and does not constitute legal advice.