Your Guide to the Renters’ Rights Act 2025
On 27 October 2025, the long-awaited Renters’ Rights Act 2025 received Royal Assent, officially making it law. This Act brings significant changes to the rental sector, the majority of which being regarded as pro-tenant. This article summarises a few of the main changes to the law due to come into effect and how it may impact you as either a landlord or tenant.
No more Section 21 notices
The most anticipated change is the abolition of the ‘no fault’ Section 21 eviction notices. Under the current rules, landlords can give 2 months’ notice to their shorthold tenants (if outside a fixed term tenancy) to leave the property. This method is seen by many as arbitrary since a landlord does not need to give any reason to end the tenancy.
The Section 21 notice can no longer be served from 1 May 2026, and court proceedings under a valid Section 21 notice must be issued by 31 July 2026. From 1 May, a Section 8 notice is the only method in which a landlord may seek possession, and only if there is a reason which corresponds with one or more grounds for possession. These grounds are also changing under the new law, some being mandatory and some discretionary, meaning that the court is not obligated to evict the tenant. To give an example, 3 months’ arrears of rent is a mandatory ground (in contrast to 2 months under the existing framework), as is the landlord or family member needing to occupy the property, whilst a breach of tenancy (other than rent arrears) is discretionary.
Periodic tenancies
Linking to the above, the Act will also remove fixed term assured tenancies and all tenancies from 1 May 2026 will be periodic. The intended purpose of this is to offer more flexibility to respond to changing circumstances, and to ensure that tenants are not obligated to pay rent on properties that are sub-standard. Tenants will be able to give 2 months’ notice to their landlord to end the tenancy, arguably a disadvantage for landlords knowing that their tenant could leave at any point with a short notice period.
Tenant protections and Ombudsman
The Act will strengthen tenant rights on matters such as hazardous living conditions and will introduces a new mandatory ombudsman scheme. Awaab’s Law came into place on 27 October for social housing and will soon extend to private rentals, which places new regulations on landlords to address serious hazards within a specified period, and ensures tenants can impose this through the court if required. The new Private Rented Sector Landlord Ombudsman will offer an impartial and binding resolution for complaints towards landlords, with the aim to provide a faster and fair alternative for resolving disputes than going to court.
AST Traps
The end of “AST traps” is due to come into effect earlier than many of the other changes, on 27 December 2025. Long residential leases with ground rent over a certain threshold will no longer be vulnerable to Section 8 eviction methods. Please see our other article for more information about this if this is something relevant to you.
Landlord restrictions
There will be new measures in place to restrict rent increases, payments in advance, refusal of pets and to remove rental bidding. Rent will only be allowed to be increased every 12 months, with 2 months’ notice needed to the tenant. The Act will also limit landlords asking for more than 1 months’ rent before commencement of the tenancy. Pets in rental property will be harder to refuse, as the landlord will not be able to unreasonably withhold consent under these reforms.
These changes, along with many others, will spark a huge shift in the private rental sector, and it is advisable to think about your rights and potential options, whether you are a landlord or tenant, in the coming months. If you require any advice about the changes the Act is due to bring in, either before or after its implementation next year, Rawlins Davy Reeves is here to assist. Please get in contact with our dedicated Landlord and Tenant department on 01202 558844.
