The Renters Rights Act

The Renters Rights Act 2025 brings major reforms designed to strengthen tenant protections and reshape landlord responsibilities across the private rental sector. Although the Act received Royal Assent on 27 October 2025, many of its key measures will not take effect until 2026.

The Act will be rolled out in England in three phases and is expected to significantly impact private landlords, many of whom have already faced substantial regulatory changes in recent years. For some, the new requirements may determine whether they remain in the rental market.

Timeline

Phase One – from 1 May 2026:

The first phase introduces the end of ‘no-fault’ evictions. Landlords may continue serving Section 21 notices up to 30 April 2026, after which this option will be removed.
Dates for phases two and three have not yet been confirmed.

Purpose of the Act

The reforms aim to give renters more security and stability so they can stay in their homes longer, remain in their communities, and reduce the risk of homelessness. In practice, this means new obligations and restrictions for landlords, who will have fewer options when managing their properties.

Key Changes

•           Abolition of Section 21 evictions

The ability to evict tenants without giving a reason — known as ‘no-fault’ eviction — will be removed. Landlords will instead need to rely on Section 8 grounds, which will be expanded but will still make regaining possession more complex.

Tenants will also benefit from a 12-month protected period at the start of a tenancy during which landlords cannot evict because they wish to sell or move into the property. After this period, landlords must give four months’ notice if relying on those grounds.

•           Extending ‘Awaab’s Law’ to the private sector

Landlords will be required to meet strict timeframes for identifying and repairing health and safety hazards, including providing a 24-hour response for emergency repairs. Failure to comply may lead to enforcement action or fines. This may increase financial pressure for landlords, especially those with older properties requiring regular maintenance.

•           Stricter rules on rent increases

Rent can only be increased once per year, with at least two months’ notice required. Tenants will have the right to challenge increases they believe are unreasonable. These limits may make it more difficult for landlords to adjust rents in line with rising market costs.

•           Tenants can request to keep a pet

Landlords must not unreasonably refuse a tenant’s request to have a pet.

•           End to rental bidding

Landlords and agents will no longer be able to accept offers above the advertised rent, removing competitive bidding between prospective tenants.

•           Ban on discrimination

Landlords and agents will not be allowed to refuse tenants because they receive benefits or have children. While intended to support fairness, landlords may find it harder to assess financial risks and suitability.

What This Means for Landlords

This list is not exhaustive but highlights some of the most significant changes. While the Act is designed to support tenants, it provides limited short-term relief for landlords dealing with difficult tenants or those wishing to sell or move back into their property.
Landlords with older or financially demanding properties may face additional challenges, and the reduction in flexibility could lead some to leave the rental market.

More guidance and support may be needed to ensure landlords are not unfairly disadvantaged, particularly in relation to financial viability, repossession rights, and dispute resolution. Although Section 21 is being abolished, expanded Section 8 grounds will still provide landlords with routes to regain possession in appropriate circumstances.

Need Advice?

If you are a landlord and need guidance regarding your tenants or your rights under the new Act, we can help. We will take the time to understand your situation and advise you on the options available.