The Renters’ Rights Act 2025 introduces major reforms to the private rented sector in England. It represents the most significant change to residential tenancy law in a generation.
Although the Act has received Royal Assent, the key provisions are expected to come into force from 1 May 2026. The changes will affect how tenancies are granted, managed and brought to an end.
If you are a landlord or letting agent, it is important to understand how the new legislation will affect your property and your responsibilities.
What Are the Key Changes?
The Act introduces wide-ranging reforms, including:
- Abolition of assured shorthold tenancies
- Removal of section 21 ‘no-fault’ evictions
- All tenancies becoming periodic (no fixed terms)
- Expanded and amended statutory grounds for possession
- New rules on rent increases
- Restrictions on advance rent payments
- A ban on rent bidding wars
- Prohibition on discrimination against tenants with children or on benefits
- A new right for tenants to request to keep pets
- Future introduction of a private rented sector database
- A compulsory landlord redress scheme
These changes significantly alter the balance between landlord and tenant rights.
How Will Possession Work?
From 1 May 2026, landlords will no longer be able to rely on section 21 of the Housing Act 1988.
To regain possession, landlords must rely on specific statutory grounds. Some grounds are mandatory, while others are discretionary and subject to the court’s decision.
This means:
- You must have a valid legal reason to seek possession
- Strong evidence will be essential
- Court proceedings will remain necessary
- Tenants, however, will generally be able to terminate a tenancy by giving two months’ notice.
What About Rent Increases?
Under the new regime:
- Rent increases will usually be limited to once per year
- Two months’ notice must be given
- Tenants can challenge increases at the First-tier Tribunal
- Most contractual rent review clauses will no longer be enforceable
Landlords should review current tenancy agreements and pricing strategies in advance of implementation.
Other Important Changes
The Act also introduces:
- Restrictions on requesting or accepting rent in advance before a tenancy begins
- Limits on requiring more than one month’s rent in advance under new tenancies
- A requirement to advertise properties with a fixed asking rent
- New obligations when tenants request permission to keep a pet
- Financial penalties for non-compliance, including substantial fines
- Further reforms, including landlord registration requirements and an ombudsman scheme, will follow in later phases.
Why Seek Advice Now?
The Renters’ Rights Act 2025 is complex and includes transitional rules that may affect existing tenancies. Early preparation can help you:
- Update tenancy agreements
- Review possession strategies
- Ensure compliance with advertising and payment rules
- Reduce the risk of disputes or financial penalties
How Can Wilson Law Help?
We provide clear, practical advice tailored to landlords and letting agents. Our services include:
- Reviewing and updating tenancy documentation
- Advising on possession under the new statutory grounds
- Assisting with rent review compliance
- Advising on student lettings and portfolio management
- Representing landlords in disputes and court proceedings
If you would like advice on how the Renters’ Rights Act 2025 will affect you, please contact John Lennon at Wilson Law with any queries.
We will guide you through the changes and help you manage your property portfolio with confidence.