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Renters’ Rights Act 2025

Fri 14 Nov 2025

Gareth Morris, Lettings Manager

Renters’ Rights Act 2025 – What It Means for Landlords & Tenants

The Renters’ Rights Act 2025 (formerly the Renters’ Rights Bill) is the biggest reform to the private rented sector in England for over 30 years. It aims to rebalance rights between landlords and renters, raise housing standards, and modernise the way tenancies work.

Although the Act became law on 27 October 2025, many of its major changes will not take effect until April 2026, when the Government issues the official Commencement Regulations.

Below is a clear summary of everything landlords, tenants, and agents need to know.

Key Changes at a Glance

  • Section 21 ‘no-fault’ evictions abolished

  • Fixed-term ASTs replaced with open-ended periodic tenancies

  • Tenants gain stronger rights to keep pets

  • Rules for rent increases tightened

  • Mandatory Decent Homes Standard introduced for the PRS

  • New national Private Rented Sector Database for all landlords

  • More enforcement powers for local authorities

1. End of Section 21 (“No-Fault”) Evictions

The Act removes the ability for landlords to evict tenants without giving a reason.

Instead, all evictions must go through updated Section 8 grounds, including:

  • Landlord or family member moving in

  • Landlord selling the property

  • Serious or persistent rent arrears

  • Antisocial behaviour

  • Breach of tenancy terms

This change is designed to give tenants greater long-term security while still allowing landlords to regain possession when needed.

2. New Tenancy System – No More ASTs

Fixed-term Assured Shorthold Tenancies (ASTs) will be replaced by a single type of open-ended periodic tenancy.

For Tenants:

  • Can leave by giving two months’ notice, at any time.

  • Greater flexibility for job changes, family needs, or moving home.

For Landlords:

  • Tenancies can be ended only through statutory grounds.

  • Must follow stricter notice and evidence requirements for possession.

3. Rent Increase Reforms

The Act tightens the rules around rent increases:

  • Increases are limited to once per year.

  • Must follow a proper notice process.

  • Tenants can challenge increases via the tribunal if they believe they are above the market rate.

The intention is to prevent sudden or excessive rent hikes.

4. Pets: Stronger Rights for Tenants

Tenants will have a clear, statutory right to request a pet.

Landlords must respond reasonably and cannot refuse unfairly.

Landlords will be able to require:

  • Pet insurance to cover any damage

  • Reasonable conditions to protect the property

This creates a more balanced approach that supports pet ownership without exposing landlords to undue risk.

5. The Decent Homes Standard (PRS)

The Government is extending the Decent Homes Standard—already used in social housing—into the private sector.

Landlords must ensure:

  • Homes are free from serious hazards

  • Properties are warm, dry, and well maintained

  • Kitchens, bathrooms, and essential facilities are modern and functional

  • Damp and mould are properly addressed

This is a major step in raising minimum housing standards across England.

6. National Landlord Database

All landlords will be required to register their properties on a new Private Rented Sector Database.

This will:

  • Improve transparency

  • Enable tenants to check landlord compliance

  • Support stronger enforcement against rogue operators

Letting agents will need to ensure all managed properties are correctly registered.

7. Stronger Enforcement & Penalties

Local councils will receive new powers to enforce the rules, including:

  • Higher civil penalties

  • More prosecution options

  • Greater access to landlord records

Non-compliance will become significantly more costly.

8. When Will These Changes Apply?

Although the Act is now law, the new rules only take effect once activated by Government Commencement Regulations.

The expected timeline is:

  • 2025: Law passed

  • 2026: Full rollout of the new system

Until then, current rules still apply, including Section 21.

What This Means for Landlords

Landlords should begin preparing for:

  • The end of fixed terms

  • New possession processes

  • Higher property standard requirements

  • Registration duties

  • Clearer rent-increase rules

  • Greater scrutiny from local authorities

Early preparation will reduce risk and ensure compliance.

What This Means for Tenants

Tenants will benefit from:

  • More secure, open-ended tenancies

  • Stronger challenge rights over rent increases

  • Greater protection from unfair eviction

  • Better housing quality

  • Ability to request pets more freely

The Act aims to create a more stable, fairer renting experience.