Renters’ Rights Act 2025

Yes. Landlords can still recover possession through Section 8 grounds. The reformed grounds regime includes mandatory grounds — where the court must grant possession if the ground is proved — and discretionary grounds. Ground 8 (mandatory rent arrears) and the new Ground 1A (landlord or close family member occupation) are the two most commonly used mandatory routes.

All assured shorthold tenancies automatically converted to assured periodic tenancies on 1 May 2026 by operation of law. No notice or action was required. The tenancy continued on the same terms but without a fixed end date. Tenants may now end the tenancy at any time by giving two months’ written notice. Landlords must use the Section 8 grounds regime to recover possession.

Only if court proceedings were issued before the earlier of: (a) six months from the date the notice was given, or (b) 1 August 2026 (three months from the 1 May commencement). If proceedings were not issued in time, the notice is unenforceable and you must start again using Section 8 grounds. If you are uncertain whether your notice falls within the transitional period, take qualified legal advice immediately.

Rent may be increased once per year using the revised Section 13 process. At least two months’ written notice is required before the increase takes effect. Contractual rent review clauses in tenancy agreements no longer provide an alternative route — Section 13 is now the only lawful method. Tenants may challenge the proposed increase at the First-tier Tribunal, which will assess whether the proposed rent is at or below the open market rent.

The Private Rented Sector Database is a mandatory register of landlords and their rental properties. Rollout begins from late 2026. Once operational, landlords who are not registered will not be able to legally let or market a property. The PRS Landlord Ombudsman — which will handle tenant complaints against landlords — is expected to become mandatory around 2028.

The Act provides the legislative framework for extending Awaab’s Law (mandatory hazard response timescales) and the Decent Homes Standard to the private rented sector. However, both require further secondary legislation to come into force. No commencement date has been set. TLA will update this guidance when that changes.

The Act applies to assured tenancies in the private rented sector in England. HMOs where the tenancy is an assured tenancy are covered. Purpose-built student accommodation managed by universities generally has specific exclusions. Company lets — where the tenant is a company rather than an individual — fall outside the Housing Act 1988 assured tenancy framework and are therefore not directly covered by the main provisions of the Act. If you are uncertain about a specific tenancy structure, seek qualified legal advice.