The Renters Rights Act 2025 received Royal Assent on 27 October 2025, marking the start of a major transformation in the private rented sector. While many of the existing principles of rental agreements remain, the Act introduces wide-ranging reforms intended to strengthen tenant protections, modernise housing standards, and create a more structured regulatory framework for landlords.
Although the Act is now law, most reforms will not apply immediately. The government has confirmed a phased implementation, giving landlords time to prepare for the changes ahead.
Our property and litigation teams have reviewed the legislation and outlined the key developments below.
Renters Rights Bill timeline
The Secretary of State has the power to set commencement dates for each part of the Act. The current implementation schedule is set out as follows.
27 December 2025: Strengthened investigatory powers for local authorities
Local authorities will receive expanded powers to investigate complaints from both current and former tenants. These powers may be used, for example, in relation to unlawful eviction, poor housing conditions, or failure to comply with landlord obligations. The aim is to give councils more effective tools to enforce housing standards.
The end of the AST trap for long leasehold properties
The so-called “AST trap” has long caused issues for leaseholders whose long leases were unintentionally caught by the Assured Shorthold Tenancy (AST) regime. Under the Housing Act 1988, leaseholders could face mandatory eviction proceedings if ground rent exceeded certain thresholds (£250 outside London and £1,000 within Greater London), even where the lease was long-term and otherwise secure.
The Renters Rights Act 2025 addresses this problem by removing the unintended consequences of the AST framework for qualifying long leases.
Many long leases also contain restrictive provisions requiring any underletting to be by way of an AST and often impose minimum fixed terms. Historically, these clauses were used to control tenant mix and protect property values, and more recently to restrict very short-term or holiday lettings.
With ASTs being phased out, the property industry will need to consider how these clauses should operate in practice. Some leases may require deeds of variation to ensure continued mortgage lender compliance. Further industry guidance will likely follow.
1 May 2026: Major tenancy reforms expected to commence
Most of the core tenancy reforms are expected to take effect from 1 May 2026, including the abolition of Section 21, conversion of existing tenancies, and new restrictions on rent increases.
What does the Renters Rights Bill mean for landlords
The Act represents a significant shift for landlords, altering long-established processes and introducing greater regulation. The most important changes are summarised below.
Abolition of Section 21: no more no-fault evictions
Section 21 notices, commonly used to regain possession at the end of a tenancy without giving a reason, will be abolished. The Act will not introduce a replacement mechanism for no-fault evictions.
Landlords will instead rely on Section 8 grounds under the Housing Act 1988. These grounds cover issues such as rent arrears, anti-social behaviour, breach of tenancy, the landlord wishing to sell, or the landlord wishing to move into the property.
Key possession grounds landlords will rely on
- Ground 8: Mandatory rent arrears
The threshold increases from 2 months to 3 months of arrears. Notice periods increase from 2 weeks to 4 weeks. - Grounds 10 and 11: Persistent or frequent arrears
Discretionary and available for lower-level arrears. - Ground 12: Breach of tenancy
Used where tenants breach other contractual obligations. - Ground 14: Anti-social behaviour
Does not require a minimum notice period. - Grounds 1 and 1A: Landlord selling or moving in
Allows possession where the landlord intends to sell the property or occupy it as their own home.
Once Section 21 is abolished, these grounds will become central to possession claims.
Revision of Section 8 notices and end of fixed-term tenancies
All Assured Shorthold Tenancies (ASTs) will be converted into Assured Periodic Tenancies (APTs) when the Act comes into force. Tenancies will roll indefinitely without a fixed end date.
Landlords will not be able to offer or advertise fixed-term tenancies, except in limited cases.
Exceptions
Certain tenancy types, such as some student and agricultural lettings, will be subject to exemptions or additional oversight.
Practical implications
- Tenants may give two months’ notice to leave at any time
- Landlords must use Section 8 grounds to regain possession
- Fixed-term rental income predictability will no longer apply
Rent increases: stricter controls
All rent increases will follow the amended Section 13 procedure.
Landlords must note:
- Rent may only be increased once per year
- Increases must reflect market rates
- Tenants have a statutory right to challenge increases at the First-tier Tribunal
- The Tribunal can substitute a different rent if appropriate
The Act also bans bidding wars, preventing landlords or agents from soliciting offers above the advertised rent.
Limited rent in advance
Landlords may no longer request more than one month’s rent in advance.
Deposit rules remain unchanged, but compliance is under increased scrutiny. Deposits must be protected and prescribed information served correctly. Non-compliance can limit a landlord’s ability to regain possession and result in financial penalties.
Additional implementation milestones
One month after commencement
- Landlords must issue the updated How to Rent guide to existing tenants
- House in Multiple Occupation (HMO) landlords with full-time students must notify tenants if they intend to rely on Ground 4A
Three months after commencement
- Section 21 is formally abolished
- Any Section 21 notice not already before the court will lapse and become time-barred
- Existing tenancies will continue under the new APT rules
Late 2026: Landlord Database
A national Landlord Database is expected to launch in late 2026. Registration will be mandatory, and information will support enforcement by local authorities.
2027 to 2028: Private Rented Sector Ombudsman
A new Ombudsman service will provide fast, impartial, and binding resolution of tenant complaints. All landlords must join the scheme and pay a fee, bringing private landlord redress in line with existing systems for social housing and property agents.
Awaab’s Law and property standards
The Act incorporates Awaab’s Law and the Decent Homes Standard into the private rented sector. Landlords must ensure properties are safe and free from hazards including damp and mould.
Penalties include:
- Up to £7,000 for minor breaches
- Up to £40,000 for serious or repeated breaches
Landlords must also be aware of the long-term requirement for a minimum Energy Performance Certificate (EPC) rating of C by 2030.
The Renters Rights Act 2025 marks the beginning of a significant shift in the private rental market. From the abolition of Section 21 to the introduction of rolling tenancies, stricter rent controls, and enhanced enforcement mechanisms, landlords will need to adapt to a more structured regulatory environment.
If you’d like to speak to our expert solicitors about any aspect of landlord or tenant law, reach out to us today. We can help with residential tenancy agreements, commercial leases, possession proceedings, rent recovery, lease extensions, enfranchisement, service charge disputes, and we can advise on all aspects of issues and responsibilities.
