The Renters’ Rights Act 2025, will bring the most significant changes to the private rented sector in over a decade. While the Act focuses heavily on improving tenant protections, it also introduces new expectations, responsibilities and processes for landlords across England.
Below is an overview of the key reforms.
1. Assured Shorthold Tenancies become periodic – All tenancies will move to a rolling, month-to-month structure, removing fixed terms and giving tenants greater flexibility.
2. New tenancy framework – Updated regulations will set out clearer rules around how a tenancy begins, operates and ends.
3. Clearer grounds for termination & limits on ‘no-fault’ evictions – Section 21 will be abolished and replaced with strengthened Section 8 grounds, ensuring landlords can still regain possession when they legitimately need to.
4. New rules on rent increases – Rent reviews will follow a standardised process, with increases permitted only annually and via Section 13 notices.
5. Restrictions on rent bidding – Landlords and agents will no longer be able to invite or accept offers above the advertised rent.
6. Greater rights for tenants to keep pets – Tenants will have the right to request a pet, and landlords must consider requests reasonably, supported by mandatory pet damage insurance.
7. Stronger anti-discrimination protections – New measures aim to prevent unfair refusal of applicants based on benefits status, children or other protected factors.
8. Higher property standards – Requirements will rise to ensure more secure, well-maintained and healthier homes across the private rented sector.
9. New landlord registration & redress obligations –All landlords will need to register on a national database and sign up to the new Landlord Ombudsman.
10. Expanded enforcement powers for local authorities –Local councils will receive greater powers to investigate, enforce standards and issue penalties where needed.
Implementation Timeline
The Ministry for Housing, Communities and Local Government has outlined a phased introduction of the reforms:
Phase 1 – From 1 May 2026
Tenancy reform measures will begin, including:
- Shift to periodic tenancies
- Abolition of Section 21
- Cap on rent in advance
- Anti-discrimination rules
- Ban on rental bidding
- Requirement for annual rent increases via Section 13 only
- Formal right for tenants to request a pet
Phase 2 – Late 2026
- Introduction of mandatory Landlord Ombudsman membership
- Rollout of the national PRS Database, requiring all landlords to register
Phase 3 – From 2035/2037 (subject to consultation)
- Implementation of the Decent Homes Standard in the PRS
- Introduction of Awaab’s Law, enforcing quicker responses to health and safety hazards
Ongoing Support and Guidance
The legislative landscape for landlords continues to evolve. Remaining informed and compliant will be essential as responsibilities increase and enforcement becomes more robust.
Professional property management can provide valuable support in navigating these changes, ensuring tenancies are administered correctly and properties remain fully compliant as new requirements come into force.
For further information or advice on how these reforms may affect your property, please contact our lettings team.
