The Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025, represents the most significant reform of private renting in England for a generation.
This article deals only with the changes to the law in England, separate regulations will apply in Wales and Scotland. Much of the legislation comes into force on 1 May 2026, including the long‑promised abolition of Section 21, the right to give tenants notice without reason. From that date, all assured tenancies, both new and existing, will automatically convert into periodic tenancies. Tenants will be free to give two months’ notice at any time, marking a decisive shift away from fixed‑term arrangements.
With Section 21 removed, the Act reshapes the possession landscape. Landlords can only rely on specific grounds, including an updated provision allowing possession where the landlord or a close family member intends to move in, though this cannot be used during the first year of a new tenancy. A new ground permits possession where the landlord intends to sell, again subject to a 12‑month restriction and a four‑month notice period. Rent arrears thresholds have been tightened, with the mandatory ground now requiring at least three months’ arrears at both the notice stage and the possession hearing at court. Anti‑social behaviour grounds have been strengthened, enabling landlords to begin proceedings immediately in the most serious of cases. Misuse of the grounds in order to evict a tenant has draconian penalties attached.
Landlords will also face new administrative duties. From 1 May 2026, they must provide tenants with a written statement of key tenancy terms before the tenancy begins. Failure to do so may attract penalties of up to £7,000 and may limit the landlord’s ability to rely on certain possession grounds. This will also apply to existing Assured Shorthold Tenancies, which are automatically converted to Assured Periodic Tenancies.
Rent increases will be more tightly controlled, with statutory notice periods extended to two months and contractual rent‑review clauses rendered void. Tenants will retain the right to challenge increases at the First‑tier Tribunal, which will be prevented from setting a rent higher than the open market rent and that proposed by the landlord.
The Act also introduces measures aimed at fairness and transparency in the rental market. Landlords will be required to advertise a maximum rent and will be prohibited from accepting offers above that figure, effectively banning rental bidding wars. New protections prevent blanket refusals of tenants with children or those receiving benefits, except where justified by a legitimate aim such as compliance with insurance conditions. Tenants will gain a statutory right to request permission to keep a pet, with landlords required to respond within 28 days and able to refuse only on reasonable grounds.
Further reforms include the introduction of a Decent Homes Standard for the private rented sector and the extension of Awaab’s Law, which will require landlords to remedy hazardous conditions within prescribed timeframes. A national landlord database and a mandatory redress scheme are also planned, expected to be phased in from late 2026.
It is planned that energy efficiency requirements will also tighten over the coming years, with a minimum EPC rating of C proposed for October 2030.
Overall, the Act places greater obligations on landlords while offering tenants increased security and clarity. Landlords should now review their tenancy documentation, rent‑increase practices, possession strategies and compliance procedures to ensure they are prepared for the new regime.
Whether you’re a property owner, landlord or renter, if you’re seeking clarification or support in light of the Renters’ Rights Act, reach out to David Kain, Consultant in Residential and Commercial Property.
Phone: +44 (0) 20 7851 0129
Email: dk@branchaustinmccormick.com
