Renters' Rights Act 2025
The most significant change to landlord-tenant law in a generation. Section 21 is abolished, fixed-term tenancies are gone, and a mandatory PRS Ombudsman is coming — not yet open.
Gone
Section 21 no-fault evictions
£5,000
Fine per property for non-registration
1×/yr
Maximum rent increase frequency
2 months
Tenant notice to leave
What the Act changes — section by section
Section 21 abolished
No-fault evictions are gone
Section 21 — the legal mechanism that allowed landlords to evict tenants without giving a reason — has been permanently abolished.
All evictions now require a valid Section 8 ground. The Act introduced several new mandatory grounds designed to protect legitimate landlord interests: the right to sell the property with vacant possession, the right to move in a family member, and grounds for serious or persistent rent arrears.
What landlords must do: - Review all existing tenancy agreements and remove any Section 21-style clauses - Ensure all Section 8 grounds documentation is properly maintained - Understand which grounds are mandatory (court must grant possession) vs discretionary (court has discretion) - Consult a solicitor before issuing any possession notice
All tenancies are now periodic
Fixed-term agreements no longer permitted
Fixed-term tenancy agreements are no longer permitted for new lets. All new tenancies automatically run as periodic tenancies — typically month-by-month — from the outset.
Tenants may give two months' written notice to terminate at any point. Landlords cannot contractually prevent this. Existing fixed-term tenancies were converted to periodic tenancies on the statutory transition date.
Implications for landlords: - Higher tenant turnover risk — students and short-term occupiers may leave earlier - Student HMO lettings require careful forward planning as tenants can leave mid-year - Void periods should be modelled more conservatively in investment calculations - Guaranteed rent schemes offer complete protection against this risk
Rent increase restrictions
Once per year, two months' notice, market rate only
Landlords may only increase rent once per 12-month period. Any increase must be implemented using the statutory Section 13 procedure — a prescribed written notice giving at least two months' advance notice.
Tenants have the right to challenge a proposed increase at the First-tier Tribunal (Property Chamber). The Tribunal will assess whether the proposed rent is at or below the market rate for comparable properties in the area.
Practical steps: - Keep a record of all comparable rental evidence when setting or increasing rent - Use the correct prescribed Section 13 notice form - Give at least two months' notice before the increase takes effect - Do not include contractual rent review clauses — they are ineffective under the new regime
Tenants' right to request pets
Cannot be unreasonably refused
Tenants have a statutory right to request permission to keep a pet. Landlords cannot unreasonably refuse a pet request. Refusal must be based on reasonable grounds — for example, very small properties, listed buildings with lease restrictions, or severe allergy concerns in a shared building.
Landlords may require the tenant to obtain pet damage insurance as a condition of granting consent. This provides financial protection against pet-related damage to the property.
What landlords should do: - Respond to any pet request within 28 days - If refusing, document the specific reasonable grounds in writing - If consenting, specify that the tenant must maintain pet damage insurance - Update AST templates to include a pet clause covering insurance obligations
PRS Ombudsman — coming, not yet open
Membership will be mandatory; the scheme is not live and cannot be joined today
The Act creates a Private Rented Sector (PRS) Ombudsman that every private landlord in England will have to join. It will give tenants a free, impartial route for complaints about property condition, conduct and the handling of a tenancy, with decisions that bind the landlord.
It is not live. No scheme administrator has been appointed, there is no register to join, and nothing is owed. Mandatory membership is currently expected in 2028; until a date is published, treat that as a planning assumption.
What has a date: the PRS Database — a separate register of landlords and properties — opens for registration on 15 December 2026, West Midlands first. That is the one to prepare for now.
Action required: - Nothing for the Ombudsman today. Do not pay anyone offering to "register" you. - Get the PRS Database registration ready for 15 December 2026 - When the Ombudsman opens, give tenants its details at the start of any tenancy
Decent Homes Standard
Minimum property standards now enforceable in private rented sector
The Decent Homes Standard — previously only applicable to social housing — has been extended to the private rented sector. All rental properties must now meet minimum standards across four areas:
- —Structural integrity — sound structure and roof
- —Modern facilities — reasonably modern kitchen and bathroom
- —Thermal comfort — effective heating and insulation
- —Freedom from serious hazards — no Category 1 HHSRS hazards
Local councils have significantly enhanced enforcement powers. They can issue Improvement Notices, Prohibition Orders, and in serious cases, take over management of a property. Civil penalties of up to £30,000 are available for breaches.
Compliance checklist: - Commission an HHSRS assessment if you have any concerns about hazard categories - Check boiler and heating system condition — EPC C preparation is good practice - Ensure kitchens and bathrooms meet minimum functional standards - Address any Category 1 hazards identified during inspection immediately
Landlord action checklist
12 things every private landlord in England must have done or be doing now.
Prepare for the PRS Database, which opens 15 December 2026 — the Ombudsman is not open yet
Remove all Section 21 notices from AST templates immediately
Ensure all tenancies are converted to periodic — no new fixed-terms
Update Section 8 notice templates with all new mandatory grounds
Review rent review clauses — contractual review clauses are ineffective; use Section 13 only
Complete an HHSRS hazard assessment for each property
Provide tenants with the PRS Ombudsman contact details and procedure
Add a pet clause to all new AST agreements
Prepare Section 13 notice templates for upcoming rent reviews
Gather rental comparables evidence to support any proposed rent increases
Check heating and insulation standards against the Decent Homes Standard
Review guarantor arrangements — guarantors now cover periodic tenancies by default
Free tools and templates for the new regime
Free Legal Templates
Updated AST, Section 8, Section 13 notices — compliant with the 2025 Act
Browse templates →Rental Yield Calculator
Recalculate your yields accounting for higher expected void rates post-Act
Calculate →Monthly Cash Flow Calculator
Model the impact of higher vacancy rates and compliance costs on net income
Model your cashflow →Guaranteed Rent — eliminate all risk
We lease your property for 3–5 years and take on the day-to-day management. No Section 8, no Ombudsman, no compliance headaches.
Learn more →Renters' Rights Act — frequently asked questions
When did the Renters' Rights Act come into force?
Royal Assent was 27 October 2025. A first wave of measures commenced on 27 December 2025, and the main tenancy reforms — the abolition of Section 21, the end of fixed-term tenancies for new lets, and the conversion of existing tenancies to periodic — took effect on 1 May 2026. The PRS Ombudsman is not part of that: the scheme is not open yet, with mandatory membership currently expected in 2028.
What has replaced Section 21 evictions?
Section 21 'no-fault' evictions have been abolished. Landlords now use Section 8 grounds to seek possession. The Act significantly expanded the available grounds — including new mandatory grounds for landlords wishing to sell the property or move in a family member. Notice periods vary by ground: 4 months for sale/relocation grounds, 2–4 weeks for serious rent arrears, and as little as immediate notice for serious antisocial behaviour. Always check the specific ground and its notice period.
Are fixed-term tenancies still legal?
No. New fixed-term tenancy agreements are no longer permitted. All new tenancies are now periodic from the outset — typically rolling on a month-by-month basis. Tenants can give two months' notice to leave at any point. Existing fixed-term tenancies were converted to periodic tenancies on the statutory transition date.
How can landlords increase rent under the Renters' Rights Act?
Landlords can only increase rent once per year via the Section 13 process. They must give at least two months' written notice using the prescribed form. Tenants have the right to challenge the proposed increase at the First-tier Tribunal (Property Chamber), which will assess whether the increase is at or below the market rent for comparable properties.
Are tenants now allowed to keep pets?
Yes. Tenants have the right to request permission to keep a pet, and landlords cannot unreasonably refuse. Landlords may require the tenant to take out pet damage insurance as a condition of consent. Landlords must respond to a pet request within 28 days.
What is the PRS Ombudsman and do I need to register?
The Act creates a Private Rented Sector (PRS) Ombudsman that all private landlords in England will have to join, offering tenants a free, impartial route for complaints. It is not live yet: no scheme administrator has been appointed and there is nothing to register for today. Mandatory membership is currently expected in 2028 — treat that as a planning assumption, not a date. The thing with a date is the PRS Database, which opens for registration on 15 December 2026.
What is the new Decent Homes Standard for rentals?
The Renters' Rights Act extended the Decent Homes Standard — previously applying only to social housing — to the private rented sector. Rental properties must meet minimum standards for structural integrity, heating, sanitation, and freedom from serious hazards. Local councils have enhanced enforcement powers to require landlords to make improvements.
Can landlords still reference tenants under the new rules?
Yes. Referencing is still allowed and strongly recommended. However, landlords cannot discriminate unlawfully against prospective tenants on the basis of their receipt of housing benefit or universal credit (the so-called 'No DSS' ban is strengthened). Blanket 'no DSS' policies are unlawful.
What happens to student tenancies under the Renters' Rights Act?
A limited exemption applies to student accommodation where the landlord is a higher education provider. However, private landlords — including those letting to students — are subject to the main provisions of the Act. This means students can give two months' notice and leave mid-year, which has significant implications for the student HMO market.
What are the new Section 8 grounds for possession?
The Act significantly expanded the Section 8 grounds. New mandatory grounds include: the landlord intending to sell the property (must not re-let for 12 months); the landlord or close family member moving in; repeated rent arrears (even if cleared). All existing grounds were retained and several minimum notice periods were extended to 4 months.
Disclaimer: The information on this page is for general educational purposes only and does not constitute financial, legal, or tax advice. Always seek independent professional advice before making property or investment decisions. Your property may be repossessed if you do not keep up repayments on a mortgage.
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