Renters' Rights Act 2025: The Complete Landlord Guide

What is the Renters' Rights Act 2025?

The Renters' Rights Act 2025 is legislation that abolishes Section 21 no-fault evictions, ends fixed-term tenancies, reforms the rules on rent increases, strengthens tenant protections on pets and discrimination, and creates a new Private Rented Sector Database and Ombudsman scheme.

The Act follows years of consultation under successive governments. A previous version, the Renters (Reform) Bill, was introduced under the Conservative government in 2023 but failed to pass before the general election. The Labour government reintroduced substantially similar legislation as the Renters' Rights Act, which received Royal Assent on 27 October 2025.

The Act affects every private landlord in England who lets property under an Assured Shorthold Tenancy (AST). This means approximately 2.3 million landlords are directly affected.

The key changes at a glance

Section 21 abolished: what this means for landlords

Section 21 allowed landlords to end a tenancy without giving any reason, simply by serving a two-month notice. From 1 May 2026, this power ceases to exist. You cannot serve a Section 21 notice after this date and any notice served must be replaced by a Section 8 process with a valid ground.

Section 21 was introduced in the Housing Act 1988 as the mechanism that made the private rented sector work commercially. It gave landlords confidence that they could recover their property when needed — to sell, move in, or simply end a tenancy that was not working — without needing to prove fault on the tenant's part. In practice, many landlords used it to avoid the slow and expensive Section 8 court process even when grounds existed.

The abolition of Section 21 is the single biggest change in the Act. From 1 May 2026:

• No Section 21 notices may be served, regardless of when the tenancy started
• Existing fixed-term tenancies cannot be ended by the expiry of the fixed term alone
• Periodic tenancies cannot be ended by notice alone — a valid Section 8 ground must exist
• The only route to possession is Section 8, with a valid ground and correct notice

What about Section 21 notices served before 1 May 2026?

Any Section 21 notice served before 1 May 2026 must already be in the court process (or the tenant must have vacated) to remain valid after the abolition date. The government has not published a formal transition rule for in-progress notices, but legal consensus is that any notice where court proceedings have not begun by 1 May 2026 will be unenforceable after that date.

For a full explanation of what Section 21 abolition means and how to plan around it, see our detailed guide: Section 21 Abolished: What Landlords Need to Know.

The end of fixed-term tenancies

From 1 May 2026, all residential tenancies are periodic. Existing fixed-term ASTs automatically convert to periodic tenancies on that date. New tenancies cannot be granted with a fixed term. The tenancy continues month-to-month (or on whatever periodic basis was agreed) until ended by the tenant or by a valid Section 8 notice from the landlord.

This is a fundamental change to how the tenancy market works. Under the current system, a landlord can grant a 12-month fixed-term AST with confidence that the tenancy has a defined end point. After that end point, if the tenant does not leave, the tenancy rolls into a statutory periodic tenancy and the landlord can serve a Section 21 to end it.

From May 2026, this model no longer works. The implications are:

For existing fixed-term tenancies

Every fixed-term AST in England automatically becomes a periodic tenancy on 1 May 2026. This happens by operation of law — landlords and tenants do not need to sign new agreements. The tenancy continues on the same terms (rent, obligations) but without the fixed end date. A fixed term expiring after 1 May 2026 is simply ignored — the tenancy continues as periodic.

For new tenancies after 1 May 2026

You cannot grant a new fixed-term AST. All new tenancies must be periodic from the outset. The typical structure will be a monthly periodic tenancy (where the rent is payable monthly). You can still agree terms like a minimum notice period from the tenant's side — for example, requiring at least two months' notice from the tenant — but you cannot impose a fixed term that prevents the tenant from leaving early or that gives the tenancy a defined end date.

What does periodic mean in practice?

A periodic tenancy runs from one rent period to the next. If rent is paid monthly, the tenancy rolls forward month by month. Tenants can give notice to leave (the required notice period is typically one month, running to the end of a rental period). Landlords can only end the tenancy through Section 8 with a valid ground.

There is no longer a natural break point at which a landlord can review whether to continue a tenancy. Once a tenant is in, they can remain indefinitely unless the landlord has a valid Section 8 ground.

Section 8: the only route to possession from May 2026

Section 8 allows landlords to seek possession when a valid legal ground exists. Grounds are either mandatory (the court must grant possession if the ground is proved) or discretionary (the judge decides). Key new grounds added by the Renters' Rights Act include Ground 1A (landlord intending to sell) and Ground 8A (repeated rent arrears).

The Renters' Rights Act significantly reformed Section 8 to make it a workable replacement for Section 21. The changes include:

• New mandatory grounds added (Grounds 1A and 6A)
• New discretionary ground added (Ground 8A for repeated arrears)
• Strengthened Ground 1 (landlord moving in) with longer notice period
• Faster court processing promised (but timelines remain uncertain)
• New restrictions on using possession grounds as retaliation

The complete Section 8 grounds as amended by the Renters' Rights Act

Mandatory grounds (court must grant possession if proved):

• Ground 1 — Landlord or close family member intends to move into the property as their principal home. 3 months notice. Only available after the first 12 months of the tenancy. A 3-month marketing/occupation window applies.
• Ground 1A (new) — Landlord intends to sell the property. 3 months notice. Only available after the first 12 months of the tenancy. A 3-month restriction on re-letting after sale applies.
• Ground 6 — Landlord intends to carry out substantial redevelopment that cannot be done with the tenant in occupation. 3 months notice.
• Ground 6A (new) — Property is in breach of a legal requirement (for example, failure to hold a required HMO licence). 4 weeks notice.
• Ground 8 — Tenant owes at least 2 months rent both at the date the notice is served and at the date of the court hearing. 4 weeks notice.

Discretionary grounds (judge decides whether it is reasonable to grant possession):

• Ground 8A (new) — Repeated rent arrears: tenant has been in arrears of 2+ months on 3 or more occasions in the past 3 years, even if the arrears have since been paid. 4 weeks notice.
• Ground 10 — Some rent arrears (less than 2 months). 4 weeks notice.
• Ground 11 — Persistently late payment. 4 weeks notice.
• Ground 12 — Breach of a tenancy obligation. 4 weeks notice.
• Ground 13 — Waste or neglect causing deterioration of the property. 4 weeks notice.
• Ground 14 — Nuisance, annoyance, or anti-social behaviour. 2 weeks notice or immediate.
• Ground 14A — Domestic abuse: victim has left the property and the perpetrator remains. 2 weeks notice.
• Ground 15 — Deterioration of furnished property items. 4 weeks notice.
• Ground 17 — Tenancy obtained by a false statement. 2 weeks notice.

For a detailed breakdown of each ground, notice periods, evidence requirements, and how to use them effectively, see our dedicated guide: Section 8 Grounds for Landlords: Complete 2026 Guide.

Rent increases under the Renters' Rights Act

From 1 May 2026, rent can only be increased once per year through the Section 13 statutory process. Landlords must give at least 2 months' written notice. Tenants can challenge the proposed increase at the First-tier Tribunal if they believe it exceeds the market rate. Contractual rent review clauses are superseded by Section 13.

Under the current law, landlords and tenants can agree rent increase terms in the tenancy agreement — for example, a clause allowing a 3% annual increase on 1 month's notice. The Renters' Rights Act overrides these contractual arrangements and replaces them with a single statutory process.

How the new Section 13 process works

1. One increase per year maximum. You cannot increase rent more than once in any 12-month period, regardless of what the tenancy agreement says.
2. Two months written notice required. You must serve a Section 13 notice (using the prescribed form) at least 2 calendar months before the proposed new rent takes effect.
3. Market rate limit. The proposed rent must not exceed the open market rate for the property. The Tribunal will assess market rate if challenged.
4. Tenant challenge rights. A tenant who believes the proposed increase is above market rate can apply to the First-tier Tribunal (Property Chamber) to have it assessed. The Tribunal can confirm the landlord's proposed rent, reduce it to market rate, or set a different figure. The Tribunal cannot set a rent above the landlord's proposed amount.
5. Timing. For periodic tenancies, the new rent takes effect from the date specified in the notice (subject to the 2-month minimum notice). The increase cannot take effect mid-period — it must align with a rent payment date.

Practical implications for landlords

Landlords who previously relied on contractual review clauses will need to change their approach. You must now plan ahead: if you want rent to increase from April, you need to serve the Section 13 notice no later than February. If you miss the window, you must wait until the following rent period. You cannot backdate a rent increase.

The Tribunal challenge process is free for tenants to use, which means more challenges are likely than under the current system where the cost and complexity of tribunal proceedings deterred most tenants. Landlords should document their evidence of market rate (comparable properties, letting agent valuations) before serving a Section 13 notice.

Pets: the new rules

Landlords cannot unreasonably refuse a tenant's written request to keep a pet. You must respond within 28 days. You may require the tenant to obtain pet damage insurance as a condition of consent. A blanket 'no pets' policy in a tenancy agreement or property advertisement is unlawful under the Renters' Rights Act.

The Renters' Rights Act introduces a positive right for tenants to request permission to keep a pet, and a corresponding obligation on landlords to give consent unless they have a reasonable ground to refuse.

The pet request process

1. Tenant makes a written request to keep a pet, describing the pet (type, breed, size).
2. Landlord has 28 days to respond in writing.
3. Landlord can consent (with or without conditions), or refuse with written reasons.
4. If landlord refuses, the tenant can challenge the refusal if they believe it is unreasonable.
5. Failing to respond within 28 days is treated as consent.

What counts as a reasonable refusal?

The Act does not provide an exhaustive list, but reasonable grounds are likely to include: the property is genuinely unsuitable for the pet (a large dog in a studio flat), the landlord has superior lease restrictions prohibiting pets, or the breed poses a specific safety concern (subject to the ban on breed discrimination in the Dangerous Dogs Act). A blanket refusal without specific reasons related to the property or tenancy is unlikely to be reasonable.

Pet insurance

As a condition of consent, landlords may require the tenant to obtain and maintain insurance against pet damage. This was a compromise introduced to address landlord concerns about deposit limits (which remain capped at 5 weeks rent) being insufficient to cover serious pet damage. The requirement must be proportionate and landlords should specify the minimum level of cover required.

Anti-discrimination: the end of blanket bans

The Renters' Rights Act makes it unlawful for landlords or letting agents to advertise a property with restrictions such as 'no DSS', 'no benefits tenants', or 'no children', and to operate blanket policies refusing to let to tenants on benefits or with children. Such bans are discriminatory and carry civil and regulatory penalties.

Blanket refusals to let to people on housing benefit or Universal Credit (historically referred to as 'no DSS') have long been considered potentially discriminatory under the Equality Act 2010 — several court cases established this before the RRA. The Renters' Rights Act makes the prohibition explicit and enforceable through the private rented sector regulatory framework.

What is now prohibited

• Advertising a property as 'no DSS', 'no housing benefit', 'no Universal Credit'
• Advertising 'no children' or 'adults only' restrictions
• Blanket policies refusing to consider applications from benefit recipients
• Requiring a higher deposit or guarantor solely because the tenant is on benefits

What remains permitted

Landlords can still conduct affordability assessments and reference checks. Refusing a specific applicant because their assessed income (including benefits) is insufficient to meet affordability criteria is different from refusing all benefit tenants as a policy. The test is whether the decision is based on individual assessment or a blanket policy.

Lender restrictions (where a buy-to-let mortgage prohibits benefits tenants) are not a defence. If your mortgage contains such a restriction, you should seek advice from your lender on whether it can be removed, or factor this into your financial planning.

Awaab's Law extended to the private rented sector

Awaab's Law, which previously applied only to social housing, is extended to the private rented sector by the Renters' Rights Act. It requires landlords to investigate reports of damp and mould within a set timeframe and carry out remedial work within specified deadlines. Failure to comply exposes landlords to enforcement action and civil liability.

Awaab's Law was named after Awaab Ishak, a two-year-old boy who died in 2020 from a respiratory condition caused by prolonged exposure to mould in a housing association property. The Social Housing (Regulation) Act 2023 introduced mandatory timeframes for social landlords; the Renters' Rights Act extends these obligations to private landlords.

What the law requires

The specific investigation and repair timeframes will be confirmed in secondary legislation, but the framework requires landlords to:

• Investigate any report of damp or mould within a specified timeframe (expected to be around 14 days for urgent cases)
• Carry out remedial works within a set period after investigation
• Keep records of reports, investigations, and works carried out
• Not retaliate against tenants who report damp or mould

Practical steps for landlords

The best protection is proactive property management. Carry out annual inspections, address any moisture or ventilation issues promptly, and keep written records of all maintenance reports and the action taken in response. If a tenant reports damp or mould, respond in writing, arrange an inspection quickly, and document your remedial plan.

Decent Homes Standard extended to private rented sector

The Decent Homes Standard, previously applying only to social housing, now extends to the private rented sector. It sets minimum requirements for property condition, thermal comfort, structural integrity, and the absence of category 1 hazards under the Housing Health and Safety Rating System (HHSRS).

The Decent Homes Standard requires that a property must:

• Be free of category 1 hazards as defined by the Housing Health and Safety Rating System (HHSRS) — these are the most serious hazards including excess cold, damp, fire risks, falls, and electrical hazards
• Be in a reasonable state of repair — the structure, roof, windows, and services must not be in serious disrepair
• Have reasonably modern facilities and services — kitchen and bathroom must not be excessively old or in poor condition
• Provide a reasonable degree of thermal comfort — effective insulation and an efficient heating system

Local authorities will have enforcement powers to require landlords to bring properties up to the Decent Homes Standard. The enforcement mechanism mirrors the existing HHSRS framework, with local authorities able to serve improvement notices or prohibit occupation of severely non-compliant properties.

The RRA Information Sheet: what you must send and when

Landlords must serve an RRA Information Sheet on all existing tenants by 31 May 2026. This document explains the tenant's new rights under the Renters' Rights Act. Failure to serve it by the deadline constitutes a breach of the Act.

The government is preparing a prescribed form of the Information Sheet. For existing tenancies, this must be served on all tenants by 31 May 2026 — one month after the main implementation date. For new tenancies created after 1 May 2026, the Information Sheet must be served at the start of the tenancy.

The Information Sheet covers:

• The tenant's right to occupy as a periodic tenant
• The grounds on which the landlord can seek possession
• The tenant's right to request a pet
• The tenant's rights regarding rent increases
• How to contact the PRS Ombudsman (once launched)
• How to access the PRS Database (once launched)

When the prescribed form is published by the government (expected before 1 May 2026), use only that form. Do not create your own version. Service should be in writing, ideally by email with read receipt or by hand with a signed receipt, to create a clear record.

The Private Rented Sector Database

The Private Rented Sector (PRS) Database is a new mandatory registration scheme for all landlords in England, expected to launch in late 2026. You will not be able to legally let a property without being registered. The database will be publicly searchable by tenants and local authorities.

The PRS Database replaces a patchwork of local licensing schemes with a single national register. All landlords — regardless of how many properties they own or their experience — must register. Key details:

• Registration will be per landlord (not per property, though properties will be linked to the registration)
• There will be a registration fee (amount to be confirmed)
• Landlords must meet basic requirements to register (no disqualifying offences, properties must meet legal standards)
• Tenants can search the database to verify their landlord is registered before signing a tenancy
• Local authorities can use the database to identify unlicensed or non-compliant landlords
• Section 8 proceedings may require proof of registration

The exact launch date has not been confirmed at the time of writing (February 2026). Monitor the government's official website (gov.uk) and LandlordOS for updates.

The Private Rented Sector Ombudsman

From 2028, all private landlords in England must be members of the PRS Ombudsman scheme. This gives tenants a free, independent route to resolve disputes with their landlord without going to court. The Ombudsman can award compensation and order landlords to take specific actions.

The PRS Ombudsman will be a single mandatory scheme covering all private landlords. Currently, letting agents must be members of an approved redress scheme, but landlords who self-manage are not required to belong to any ombudsman. The Renters' Rights Act closes this gap.

Key points:

• Membership is mandatory from 2028 (landlords who manage through letting agents who are already redress scheme members may have transitional arrangements)
• There will be an annual membership fee
• Tenants can bring complaints about any aspect of the tenancy management, including maintenance, communication, deposit handling, and rent increases
• The Ombudsman's decisions will be binding on landlords
• Compensation awards can be made for distress, inconvenience, or financial loss caused by landlord failings
• Failing to be a member when required is a breach of the Act and carries civil penalties

Your Renters' Rights Act compliance checklist

Every landlord should complete this checklist before 1 May 2026. Acting now gives you time to deal with any difficult situations under the existing rules before the new regime applies.

Before 1 May 2026

• Review all existing tenancies. Understand which tenants are on fixed terms and when those terms expire. Note that all convert to periodic from 1 May 2026 regardless.
• Consider whether any tenancies need to end. If you need to sell, move in, or end a difficult tenancy and Section 21 is your intended route, you must commence proceedings before 1 May 2026 for the notice to remain valid. Seek legal advice promptly.
• Serve any outstanding Section 21 notices early. Allow enough time for the notice period to run and court proceedings (if needed) to commence before the abolition date. Do not leave this to the last minute.
• Ensure all properties are HHSRS category 1 hazard free. The extension of Awaab's Law and Decent Homes Standard means unresolved hazards will attract enforcement attention from 1 May 2026.
• Review tenancy agreements. Contractual rent review clauses will be superseded by Section 13. Review agreements so you understand what terms carry forward.
• Prepare for periodic tenancies. Ensure your administration systems can handle open-ended tenancies without fixed renewal dates.
• Start recording maintenance reports systematically. You will need records of any damp/mould reports and your response to comply with Awaab's Law.

By 31 May 2026

• Serve the RRA Information Sheet on all existing tenants. Keep a record of service (email with read receipt or signed acknowledgement).

From 1 May 2026 onwards

• Use Section 8 for all possessions. Understand the grounds and notice periods. Keep records that support any future Section 8 claim (rent payment records, communications, inspection reports).
• Follow the Section 13 process for rent increases. Plan 2+ months ahead and serve the prescribed notice form.
• Respond to pet requests within 28 days. Consider whether to require pet insurance as a condition of consent.
• Remove any 'no DSS' or 'no children' language from listings and documents.
• Register with the PRS Database when it launches (expected late 2026).
• Join the PRS Ombudsman when registration opens (mandatory by 2028).

Frequently asked questions

When does the Renters' Rights Act take effect?

The Act received Royal Assent on 27 October 2025. The main implementation date is 1 May 2026, when Section 21 is abolished, all tenancies become periodic, and the new eviction, rent, and tenant protection rules come into force. The RRA Information Sheet must be served on existing tenants by 31 May 2026.

Should I serve a Section 21 notice before May 2026?

Only if you have a genuine reason to end the tenancy and you need to use Section 21 to do so. Any notice served before 1 May 2026 must be based on a valid tenancy and you must be able to proceed to court before the abolition date to rely on it. Serving Section 21 speculatively simply to beat the deadline, without intending to follow through, is inadvisable. Retaliatory eviction protections apply and courts will scrutinise the timing carefully.

What happens to my existing fixed-term tenancies?

They automatically convert to periodic tenancies on 1 May 2026. The fixed end date is simply disregarded. The tenancy continues on the same terms (rent, obligations) but without a defined end point. You cannot require the tenant to leave at the end of the original fixed term — you must use Section 8 with a valid ground.

How do I evict a tenant after May 2026?

Serve a Section 8 notice citing a valid ground, wait the required notice period, and apply to court if the tenant does not leave. The most commonly used grounds will be Ground 8 (2+ months rent arrears), Ground 1 (landlord moving in), and Ground 1A (landlord selling). The process typically takes 3-6 months from notice to possession. For a step-by-step guide, see How to Evict a Tenant in 2026.

What are the penalties for non-compliance?

Penalties vary by breach. Local authorities can issue civil penalty notices for breaches of landlord obligations. Illegal eviction is a criminal offence with unlimited fines and potential imprisonment. Rent repayment orders allow tenants to reclaim up to 12 months rent where a landlord has committed certain offences. Non-registration with the PRS Database will be a civil penalty offence once the database launches.

Can I still increase rent?

Yes, but only once per year, only through the Section 13 process, and only with at least 2 months' written notice. Your tenant can challenge the proposed increase at the First-tier Tribunal if they believe it exceeds the market rate. Contractual rent review clauses are overridden by Section 13.

Do I have to allow pets?

You cannot unreasonably refuse a written pet request. You must respond within 28 days. You may require pet damage insurance as a condition of consent. Blanket 'no pets' policies are unlawful.

When do I need to register with the PRS database?

The PRS Database is expected to launch in late 2026. Registration will be mandatory for all landlords. You will not be able to legally let a property without being registered once the database goes live. Monitor gov.uk for the confirmed launch date and registration process.