The Renters’ Rights Act 2025 UK represents one of the most significant reforms to the private rental sector in England in decades. Designed to improve tenant security while introducing clearer legal obligations for landlords, the Act creates a more structured and transparent system.

With major changes coming into force from May 2026, both landlords and tenants must understand how these new rules will affect them.

When do the changes take effect?

Although the Act became law in October 2025, most key reforms will take effect from May 2026, including:

  • New tenancy structures
  • Updated eviction rules
  • Rent control measures

Additional elements, such as a national landlord database and mandatory redress scheme, are expected later in 2026.

A new type of tenancy

One of the biggest changes is the end of the fixed term tenancies in the private rented sector.  Instead, all tenancies will become periodic, meaning they run on a rolling basis rather than for a set number of months or years. 

In practical terms, this gives tenants more flexibility.  They are no longer tied into long agreements and can leave by giving notice.  At the same time, landlords still retain the ability to regain possession but, only if they can rely on a valid legal ground.

The end of “no fault” evictions

Perhaps the most talked about reform is the abolition of Section 21 evictions.  These allowed landlords to evict tenants without giving a reason.  Under the new system, this is no longer possible. 

Landlords must now rely on specific legal grounds for possession, such as rent arrears or a genuine intention to sell the property.  These cases will need to be proven, usually through the Courts.  While this gives tenants greater security, it also means landlords need to be more prepared and organised if they want to recover possession.

Unsure how the new eviction rules apply to your property?

Our specialists can guide you through the updated possession process.

Changes to possession grounds

Because Section 21 has been removed, the existing Section 8 grounds for possession have been expanded and updated.  These grounds now play a central role in the system. 

Some grounds remain mandatory, meaning the court must grant possession if they are proven, while others are discretionary.  The overall effect is that eviction becomes a more structured and evidence-based process. 

There are also new conditions landlords must meet before they can obtain possession, such as properly protecting deposits and, in future, complying with database requirements.

A more controlled approach to rent increases

The Act also introduces clearer rules on how and when rent can be increased.  Landlords can no longer rely on rent review clauses in tenancy agreements.  Instead, increases must follow a formal process.

In most cases, rent can only be increased once a year, with at least two months’ notice.  Tenants have the right to challenge increases through a tribunal if they believe the proposed rent is above the market rate.  This is intended to strike a balance between allowing landlords to adjust rents and protecting tenants from sudden or excessive increases. 

If you’re a landlord reviewing rent increases under the new rules, we can help ensure full compliance.

Ending rental bidding and large upfront payments

The Act tackles two practices that have become increasingly common in competitive rental markets. 

First, landlords must advertise a clear asking rent and cannot invite or accept higher offers.  This effectively bans rental bidding and is designed to make the process fairer and more transparent.

Second, large upfront rent payments, such as asking for six months’ rent in advance, are largely prohibited.  This change is particularly important for renters who may have struggled to access housing due to high upfront costs.

The right to request a pet

Tenants will now have the legal right to ask to keep a pet in their home.  Landlords must consider these requests and cannot refuse them unreasonably.  They are required to respond within a set timeframe, which introduces a more balanced approach to what has traditionally been a contentious issue.

Stronger protection against discrimination

The Act also addresses discrimination in the rental market.  Landlords and agents will no longer be able to reject applicants simply because they have children or receive benefits.

Policies such as “no DSS” or blanket bans on families are no longer acceptable unless there is a very specific and justified reason.  This change is aimed at widening access to housing and removing barriers for many renters.

New responsibilities for landlords

Alongside new tenant rights come stricter obligations for landlords.  One of the most important is the requirement to provide a written statement of terms before the tenancy begins.  This document must clearly set out the key details of the agreement and relevant information about the property and the parties involved. 

There are also tighter rules around how landlords handle possession, marketing, and communication with tenants.  Failing to comply with these requirements can lead to significant financial penalties, and in some cases, further legal consequences.

A new system for accountability

To improve oversight, the Act introduces a mandatory landlord redress scheme.  This will allow tenants to raise complaints that are independently reviewed, offering a clear route to resolve disputes without going straight to court.

Alongside this, a new private rented sector database will be created.  Landlords will need to register both themselves and their properties before letting them out.  The database is intended to improve transparency and help enforce standards across the sector.

Raising housing standards

The Act also strengthens expectations around property conditions.  Awaab’s Law, which requires landlords to deal promptly with serious hazards such as damp and mould, will be extended to the private sector.  In addition, the Decent Homes Standard, previously focused on social housing, is expected to apply more widely.

Together, these measures aim to ensure that rental properties are safe, well maintained, and fit for occupation.

What it all means

Taken as a whole, the Renters’ Rights Act 2025 represents a shift towards a more regulated and balanced rental market.  Tenants gain greater security, clearer rights, and improved living conditions.  Landlords, meanwhile, face more structured rules but benefit from a system that is more transparent and consistent.

While the changes will take time to fully bed in, they mark a clear move away from the flexibility of the old systems towards one that prioritises fairness and accountability on both sides. 

How we can help…

The Renters’ Rights Act 2025 introduces significant legal changes for both landlords and tenants. Whether you need guidance on compliance, tenancy restructuring, or possession claims, our team is here to help.

Contact Gepp Solicitors today:
📞 01245 228141
📧 commercialenq@gepp.co.uk