The Renters’ Rights Act 2025: What Landlords and Tenants Need to Know

RES Property Surveyors | Property Insight

The most significant shake-up of the private rented sector in a generation has arrived. Here’s what it means for you.

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and its most significant provisions came into force on 1 May 2026. Described widely as the biggest overhaul of the private rented sector in decades, the Act fundamentally rewrites the relationship between landlords and tenants in England, introducing sweeping new protections for renters while placing considerable new obligations on those who let property.

At RES Property Surveyors, we work closely with landlords, investors, and property professionals across the UK. In this article, we set out the key changes every landlord and tenant should be aware of — and what they mean in practice.

1. The End of Section 21 ‘No-Fault’ Evictions

Perhaps the most headline-grabbing change is the abolition of Section 21 of the Housing Act 1988. From 1 May 2026, landlords can no longer serve a ‘no-fault’ notice to recover possession of their property. This removes the ability of a landlord to end a tenancy simply by giving notice, without citing any reason.

Instead, landlords must now rely on Section 8 of the Housing Act 1988 and establish one or more specific grounds for possession. The Act has significantly expanded the menu of grounds available, but they must be properly pleaded and evidenced — and with well-publicised court backlogs, obtaining possession is likely to take considerably longer than before.

2. Abolition of Fixed-Term Assured Shorthold Tenancies

The Act abolishes Assured Shorthold Tenancies (ASTs) entirely and replaces them with Assured Periodic Tenancies (APTs). All tenancies are now periodic from the outset, with rent payable monthly. Fixed-term agreements are gone.

Critically, the position is asymmetric. Tenants may leave at any time, for any reason, on giving the usual period of notice — typically not less than two months’ notice expiring at the end of a rent period. Landlords, by contrast, are tied to the statutory grounds process under Section 8.

3. Revised and Expanded Section 8 Grounds for Possession

The Act has more than doubled the number of grounds for possession under Section 8. Key examples include:

Ground 1 (amended): A landlord or close family member — including a common law partner, parents, grandparents, or siblings — wishes to move into the property. The tenancy must have been in place for at least one year before the notice.
Sale of property: A landlord wishing to sell must give four months’ notice before seeking possession.
Rent arrears, anti-social behaviour, and other mandatory or discretionary grounds remain available, with updated notice periods and procedural requirements.

Even where a ground is ‘mandatory’ — meaning the court must grant possession if the ground is made out — landlords should be aware that courts may still consider human rights and interests-of-justice arguments before granting an order.

4. Rent Increases: A New Statutory Procedure

The Act introduces a mandatory statutory procedure for rent reviews. Landlords can no longer simply serve notice of an increase and expect it to take effect unchallenged. Tenants now have a statutory right to challenge both the initial rent on a tenancy and any proposed increase by making an application to the First-tier Tribunal (Property Chamber).

Additionally, rental bidding is banned. Landlords and letting agents cannot accept an offer above the advertised asking rent, even where multiple applicants are competing for the same property. Advanced rent payments are now capped at one month for tenancies commencing on or after 1 May 2026.

5. Right to Keep Pets

Tenants now have a strengthened statutory right to request permission to keep a pet in their rented property. Crucially, landlords cannot unreasonably refuse such a request. Where permission is granted, landlords may require the tenant to take out appropriate pet insurance to cover any potential damage.

6. Awaab’s Law Extended to the Private Rented Sector

Originally introduced for social housing under the Social Housing (Regulation) Act 2023, Awaab’s Law is now extended to privately rented homes. The law places clear legal obligations on landlords to address hazards — including damp, mould, and other serious conditions — within specified timeframes.

Where landlords fail to comply, tenants will be able to bring enforcement action through the courts. Awaab’s Law will be implied into all private rented sector tenancy agreements.

7. The Decent Homes Standard

For the first time, the Decent Homes Standard — previously applicable only to social housing — will be extended to the private rented sector. A government consultation on a reformed Decent Homes Standard ran to September 2025. The Standard is intended to ensure safe, secure housing as the baseline that tenants can expect, giving landlords clarity on their obligations and providing a level playing field.

8. The Private Rented Sector (PRS) Database

A new national Private Rented Sector Database is to be introduced, with a phased regional rollout expected from late 2026. Landlords will be required to register themselves, their properties, and their compliance information. Importantly, landlords who are not registered will be unable to use certain possession grounds — making registration a practical necessity rather than simply a regulatory box-ticking exercise.

9. Mandatory Landlord Redress Scheme

Mandatory sign-up to the PRS Landlord Ombudsman is planned to come into effect in 2028. The Ombudsman will provide an accessible mechanism for tenants to raise complaints about their landlords, with binding decisions. This builds on the existing letting agent redress requirements and completes the regulatory circle for all private rented sector participants.

10. Mandatory Written Tenancy Information

From 1 May 2026, landlords are required to provide tenants with a written statement of key terms and prescribed information before a new tenancy is entered into. For existing tenancies, an Information Sheet was required to be served on tenants by 31 May 2026. The Information Sheet summarises how the new rules affect current tenancies and is available from the government’s website.

11. Strengthened Local Authority Enforcement Powers

Local authorities have been given significantly enhanced investigatory and enforcement powers under the Act. Councils may now enter rental sector business premises without prior notice to request documents and seize evidence, and may enter residential properties suspected of being let in contravention of the database provisions. Civil penalties of up to £7,000 can be imposed on landlords found to be in breach of their obligations.

What Does This Mean in Practice?

The Renters’ Rights Act represents a decisive shift of the balance of power in the private rented sector towards tenants. For landlords — particularly accidental or small-scale landlords — the cumulative effect of greater security of tenure, restricted rent increases, and expanded compliance obligations will require careful management.

Some commentators have raised concerns that these changes could cause smaller landlords to exit the market, potentially reducing supply and driving rents higher in the short term — the very opposite of the Act’s intentions. There are also questions about whether county courts and the First-tier Tribunal have the capacity to handle the increased volume of possession claims and rent challenge applications that the new regime is likely to generate.

What is clear is that professional advice — from solicitors, letting agents, and property surveyors — will be more important than ever. Compliance is not optional, and the penalties for non-compliance are significant.

How RES Property Surveyors Can Help

RES Property Surveyors is an RICS-regulated firm with extensive experience advising landlords, investors, and property professionals. Whether you need a Red Book valuation, a condition report, dilapidations advice, or expert guidance on your property portfolio in light of the new legislation, our team is here to help.

This article is for general information purposes only and does not constitute legal advice. The law in this area is subject to ongoing regulatory change. We recommend taking specialist legal advice in relation to your specific circumstances. © RES Property Surveyors Limited 2026.