Renters' Rights Act 2025: Complete Landlord Guide

The biggest reform to private renting since 1988. Here is everything changing, when it changes, and exactly what you need to do.

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Quick Answer: The Renters' Rights Act 2025 abolishes Section 21 "no-fault" evictions from 1 May 2026, replaces all fixed-term tenancies with rolling periodic tenancies, introduces a mandatory PRS Database, requires ombudsman membership, gives tenants the right to keep pets, and extends the Decent Homes Standard and Awaab's Law to the private rented sector. This guide covers every change and provides a step-by-step preparation plan.

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The Renters' Rights Act received Royal Assent on 27 October 2025. It is the most significant reform to private renting in England since the Housing Act 1988, and it fundamentally changes the relationship between landlords and tenants.

For the 2.3 million landlords in England, this is not optional. Every letting -- whether you have one property or one hundred -- will be affected. This guide breaks down every change, explains the practical impact, and gives you a concrete action plan.

Overview and Timeline

The Act is being implemented in phases. Not everything happens at once, but the most disruptive changes arrive on 1 May 2026.

End of Section 21: No-Fault Evictions Abolished

What Is Changing

From 1 May 2026, landlords in England can no longer use Section 21 of the Housing Act 1988 to end a tenancy without giving a reason. This applies to all tenancies -- both new and existing.

Section 21 allowed landlords to give 2 months' notice without needing to prove any fault on the tenant's part. That power is gone.

What Replaces It

Every possession claim must now use Section 8 of the Housing Act 1988 and demonstrate one of the specified grounds for possession. The Act has expanded and reformed these grounds to cover legitimate reasons for ending a tenancy, including selling the property, moving back in, and dealing with problem tenants.

For a comprehensive guide to building Section 8 cases, see our Section 8 Evidence Building Guide.

What This Means in Practice

• You need documented evidence for every eviction
• Vague complaints or informal warnings will not stand up at tribunal
• The burden of proof rests entirely on you
• Good record-keeping is no longer a "nice to have" -- it is a legal necessity

All Tenancies Become Periodic

What Is Changing

Fixed-term assured shorthold tenancies (ASTs) are being replaced by assured periodic tenancies. Every tenancy in England will roll on a monthly basis with no fixed end date.

Impact on Existing Tenancies

Your current ASTs will automatically convert to periodic tenancies on 1 May 2026. You do not need to issue new agreements, but you must provide tenants with a government "information sheet" by 31 May 2026 explaining the new rules.

Impact on New Tenancies

For tenancies starting on or after 1 May 2026:

• You cannot create fixed-term tenancies
• All tenancies are assured periodic tenancies from day one
• The tenancy continues until either party lawfully ends it
• Rent can only be charged on a monthly basis

How Tenants Can Leave

Tenants can end the tenancy by giving 2 months' notice at any time. There is no minimum tenancy period from the tenant's perspective -- they can give notice the day after moving in, though the 2-month notice period still applies.

This is a significant change. Previously, tenants were bound by the fixed term. Now, tenancy turnover may increase, and landlords need to factor void periods into their financial planning.

How Landlords Can End Tenancies

Landlords can only end tenancies using Section 8 grounds. There is no landlord notice period equivalent to the tenant's 2-month notice. You must prove a specific ground for possession and obtain a court order.

Changes to Section 8 Possession Grounds

Overview of Grounds

The Act retains and reforms the Section 8 grounds for possession. There are mandatory grounds (where the court must grant possession if the ground is proved) and discretionary grounds (where the court decides whether it is reasonable to grant possession).

Key grounds for landlords include:

Ground 1: Landlord or Family Moving In

The landlord (or a close family member) genuinely intends to occupy the property as their only or principal home.

Restrictions under the Renters' Rights Act:

• Cannot be used in the first 12 months of a tenancy
• The landlord must have given prior notice at the start of the tenancy that they may use this ground (or the court must consider it just and equitable)
• If you use Ground 1 and then re-let the property within 12 months, the former tenant may have grounds to challenge the notice or seek redress through the First-tier Tribunal
• 4 months' notice required

Ground 1A: Selling the Property

The landlord genuinely intends to sell the property on the open market.

Restrictions under the Renters' Rights Act:

• Cannot be used in the first 12 months of a tenancy
• Must demonstrate genuine intention to sell (marketing evidence, estate agent instructions)
• 4 months' notice required
• If the property is not sold and is re-let, the former tenant may be able to challenge through the First-tier Tribunal

Ground 8: Serious Rent Arrears

The tenant owes at least 3 months' rent at the time of serving the notice AND at the time of the court hearing.

Key requirements:

• This is a mandatory ground -- the court must grant possession if the arrears condition is met
• You must follow the Pre-Action Protocol for possession claims before issuing proceedings
• The Pre-Action Protocol requires you to contact the tenant about the arrears, provide details of the amount owed, and attempt to agree a repayment plan
• Arrears must be at the 3-month threshold both when notice is served AND when the hearing takes place

Ground 14: Anti-Social Behaviour

The tenant, a member of the tenant's household, or a visitor has been guilty of conduct causing or likely to cause nuisance or annoyance to a person residing, visiting, or otherwise engaging in a lawful activity in the locality.

Key requirements:

• This is a discretionary ground -- the court will consider all circumstances
• Evidence of specific incidents with dates, times, and impact is essential
• Police reports, witness statements, and council complaints strengthen the case
• A pattern of behaviour is more persuasive than isolated incidents

For detailed guidance on evidence requirements for all grounds, see our Section 8 Evidence Building Guide.

Rent Increase Changes

What Is Changing

The Act makes significant changes to how landlords can increase rent:

1. Section 13 only. Rent can only be increased using the formal Section 13 notice process. Contractual rent review clauses (clauses in the tenancy agreement allowing rent increases) are no longer valid.

2. Maximum frequency. Rent can be increased no more than once every 12 months.

3. Minimum notice. At least 2 months' notice must be given before a rent increase takes effect.

4. Tenant's right to challenge. Tenants can refer the proposed increase to the First-tier Tribunal (Property Chamber), which will determine whether the proposed rent is at or below market rate for the property.

How the Section 13 Process Works

1. Check eligibility. Ensure at least 12 months have passed since the tenancy started or since the last rent increase.

2. Determine the proposed rent. Research comparable market rents in the area to justify your increase.

3. Serve a Section 13 notice. This must be in the prescribed form and include the current rent, proposed rent, and the date the increase takes effect (at least 2 months from service).

4. Wait for the notice period. If the tenant accepts or does not respond, the rent increases automatically on the specified date.

5. If the tenant challenges. The tenant can apply to the First-tier Tribunal before the increase date. The tribunal will assess fair market rent and may set the rent at any amount it considers appropriate -- which could be lower or higher than your proposal.

Practical Advice on Rent Increases

• Keep evidence of comparable market rents (Rightmove, Zoopla, local agent data)
• If the increase is more than 10% above current rent, the risk of a tribunal challenge increases significantly
• Factor in the tribunal process timeline when planning increases
• A reasonable, well-evidenced increase is far less likely to be challenged

Tenant's Right to Keep Pets

What Is Changing

Tenants now have the right to request permission to keep a pet in the property. Landlords must respond within 28 days with either consent or a refusal with a valid reason.

Valid Reasons for Refusal

You can refuse a pet request, but only for specific reasons:

• The property is unsuitable for the type of pet (e.g., a large dog in a studio flat without a garden)
• The lease or superior landlord prohibits pets
• Animal welfare concerns (e.g., tenant cannot provide adequate care)
• Another tenant in an HMO objects
• The landlord has a documented medical condition (e.g., severe allergy)

What Happens If You Do Not Respond

If you fail to respond within 28 days, consent is deemed to have been given. The tenant can then keep the pet without further permission.

Can You Require Pet Insurance?

Yes. You can make consent conditional on the tenant obtaining appropriate pet insurance or providing a reasonable pet deposit (subject to the overall deposit cap of 5 weeks' rent).

Decent Homes Standard

What Is Changing

The Decent Homes Standard, which has applied to social housing for over 20 years, is being extended to the private rented sector. This means private landlords must ensure their properties meet the same quality standards as council and housing association homes.

A decent home must:

1. Be free from serious hazards. No Category 1 hazards under the Housing Health and Safety Rating System (HHSRS).
2. Be in a reasonable state of repair. Building components (roof, walls, windows, etc.) must be in acceptable condition.
3. Have modern facilities. A reasonably modern kitchen (less than 20 years old), bathroom (less than 30 years old), and adequate insulation and heating.
4. Provide thermal comfort. Effective insulation and efficient heating throughout the property.

Timeline

The exact implementation date for the private sector is still being confirmed. The government has indicated this will be phased in to give landlords time to bring properties up to standard. Landlords should begin assessing their properties now and budgeting for any necessary improvements.

PRS Database Registration

What Is the PRS Database?

The Private Rented Sector Database is a new national register of all private landlords and their properties in England. It will be administered by a government body and accessible to tenants, local authorities, and ombudsman services.

What You Will Need to Register

• Your identity and contact details
• Details of each property you let
• Compliance information (gas safety, EICR, EPC, deposit protection)
• Membership of the approved ombudsman scheme

Why It Matters

• Registration will be a prerequisite for letting a property
• Tenants will be able to check their landlord's registration and compliance status
• Local authorities will use the database for enforcement
• Certain Section 8 grounds may be unavailable to unregistered landlords
• Expected to go live October 2026

Mandatory Ombudsman Membership

What Is Changing

All private landlords must join a government-approved ombudsman scheme. This gives tenants a free, independent route to resolve complaints without going to court.

What the Ombudsman Can Do

• Investigate tenant complaints about landlord conduct
• Order compensation to be paid to tenants
• Require landlords to take specific actions (repairs, improvements, changes to practice)
• Publish decisions (landlords can be named)

Timeline

The government expects the ombudsman scheme to be operational by 2028. The approved provider(s) will be announced before then.

Awaab's Law

What Is Changing

Awaab's Law sets mandatory response deadlines for housing hazards. Named after Awaab Ishak, a two-year-old who died from mould exposure in social housing, the law requires landlords to investigate and remedy hazards within legally defined timeframes.

Currently in force for social housing (since 27 October 2025), it is expected to apply to private landlords from 2027 under powers in the Renters' Rights Act.

Response Timeframes

What You Need to Do Now

Even though the private sector deadline is 2027, tribunal judges already consider response times when assessing landlord conduct. Building a track record of prompt responses now protects you.

• Set up a system for tenants to report issues with timestamped records
• Respond to every report within 24 hours with at least an acknowledgement
• Document all actions taken, including dates and evidence of work completed
• Keep records of all communications about reported hazards

Togal's server-timestamped communication records provide the documentation you need to demonstrate compliance with Awaab's Law response deadlines. Every message, issue report, and response is recorded with a tamper-evident timestamp, giving you a complete, timestamped evidence trail that puts you in the strongest possible position at tribunal.

For detailed guidance, see our Awaab's Law Compliance Checklist.

Impact on Existing Tenancies

What Happens to My Current Tenancies?

On 1 May 2026:

1. All existing ASTs automatically convert to assured periodic tenancies. You do not need to issue new agreements.
2. Section 21 notices already served are still valid if the notice was served before 1 May 2026 and the expiry date falls before 1 May 2026. If the notice expires after 1 May 2026, it is void.
3. Existing fixed terms that have not yet expired will continue until their natural end date, but will then convert to periodic tenancies rather than becoming statutory periodic tenancies.
4. You must provide all existing tenants with the government information sheet by 31 May 2026.

Do I Need New Tenancy Agreements?

Not immediately. Your existing agreements remain valid, but certain clauses will become unenforceable:

• Fixed-term clauses -- the tenancy becomes periodic regardless of what the agreement says
• Rent review clauses -- only Section 13 increases are valid
• Break clauses -- replaced by the tenant's statutory 2-month notice right
• No-pet clauses -- overridden by the new pet request right (though you can still set conditions)

For new tenancies starting on or after 1 May 2026, you should issue a new agreement that reflects the Renters' Rights Act framework.

Step-by-Step Action Plan

Before 1 May 2026

• Read this guide thoroughly. Understand every change and how it affects your properties.
• Audit your current compliance. Use our UK Landlord Compliance Checklist 2026 to identify any gaps in gas safety, EICR, EPC, deposit protection, and other requirements.
• Review your tenancy agreements. Identify clauses that will become unenforceable and plan updates for renewals.
• Set up an evidence system. Every communication with tenants must be documented with timestamps. This is no longer optional -- it is the foundation of every Section 8 possession case.
• Review your rent levels. If you are planning a rent increase, serve the Section 13 notice before 1 May 2026 to ensure it is processed under the current rules. After 1 May 2026, the 12-month frequency rule applies.
• Brief your letting agent. If you use an agent, confirm they understand the new requirements and have updated their processes.

On 1 May 2026

• Confirm all tenancies are running as periodic. No action needed, but verify your records reflect the change.
• Prepare the mandatory information sheet. The government will publish this closer to the date. Download it from gov.uk and distribute to all tenants.

By 31 May 2026

• Provide the mandatory information sheet to all existing tenants. Keep evidence of delivery (email with read receipt, signed acknowledgement, or a timestamped record on your communication platform).

October 2026 Onwards

• Register on the PRS Database as soon as it opens.
• Ensure all compliance information is current -- your gas safety, EICR, EPC, and deposit protection details will be visible on the database.

2027 Onwards

• Prepare for Awaab's Law -- ensure you have a documented process for receiving, investigating, and resolving hazard reports within the prescribed timeframes.
• Assess properties against the Decent Homes Standard and begin any improvement works.

2028 Onwards

• Join the approved ombudsman scheme as soon as it opens for membership.
• Review your complaints handling process -- the ombudsman will assess whether you handled complaints fairly and promptly.

Frequently Asked Questions

Can I still evict problem tenants?

Yes. The Act does not prevent evictions -- it prevents evictions without a reason. If you have valid grounds (rent arrears, anti-social behaviour, property damage, etc.) and proper evidence, you can still obtain possession. The process takes longer, but the legal tools are there.

Will my existing tenancy agreements still be valid?

Yes, but certain clauses will become unenforceable. The underlying agreement remains in place, and most standard terms (rent amount, property address, tenant obligations) continue to apply.

What if my tenant gives 2 months' notice and I cannot find a replacement?

This is a real commercial risk under the new system. Budget for potential void periods, consider whether your rental pricing is competitive to attract tenants quickly, and maintain your property to a high standard so it is ready to let immediately.

Can I still sell a tenanted property?

Yes, but if you want vacant possession, you need to use Ground 1A (selling the property) with 4 months' notice, and you cannot use this ground in the first 12 months of the tenancy. Alternatively, you can sell with the tenant in situ, which may affect the sale price.

What should I do right now?

Start with our UK Landlord Compliance Checklist 2026 to ensure your current compliance is in order. Then work through the action plan in this guide. The landlords who prepare now will navigate this transition smoothly. Those who wait until May 2026 will not.

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This guide was last updated in March 2026. Legislation and regulations can change, and secondary legislation for some provisions (PRS Database, ombudsman, Decent Homes timeline) is still pending. While we strive for accuracy, this guide is for informational purposes and does not constitute legal advice. Consult a qualified solicitor for advice on your specific situation.