The Renters' Rights Bill received Royal Assent on 27 October 2025 and is now officially the Renters' Rights Act 2025. The government has confirmed implementation will occur in stages, with most provisions expected to come into force between spring and autumn 2026. Landlords will receive a minimum of six months' notice before the new system takes effect.
The Renters' Rights Act 2025 represents the biggest transformation of England's private rental sector since the Housing Act 1988. After decades of tenant insecurity and landlord uncertainty, this landmark legislation fundamentally rebalances the relationship between landlords and tenants.
This isn't just legislative tweaking—it's a complete structural overhaul. The Act fundamentally changes how tenancies operate, how landlords can recover possession, how rents can be increased, and how the sector is regulated. Every landlord, letting agent, and tenant in England will need to understand and adapt to these changes.
The most significant and controversial element of the Act is the complete abolition of Section 21 evictions. This mechanism, which has allowed landlords to evict tenants without providing a reason, will be removed entirely from English tenancy law.
Landlords will no longer be able to serve Section 21 notices once the Act comes into force. Instead, you must use Section 8 possession grounds with valid legal reasons. The new system provides expanded and clearer grounds (see below), but requires landlords to justify possession with evidence.
Critical: Any Section 21 notices served before the commencement date will remain valid until they expire, but you cannot serve new ones once the Act takes effect.
The Act abolishes fixed-term assured shorthold tenancies (ASTs) and assured tenancies. Instead, all private residential tenancies will become periodic assured tenancies from day one—fundamentally changing how the rental market operates.
Old system: Landlords issued 6-month or 12-month fixed-term ASTs. Tenants were locked in until the term ended.
New system: All tenancies are periodic (rolling) from the start. Tenants can end the tenancy with 2 months' notice at any time. Landlords must use possession grounds to end tenancies.
Once the Act's tenancy provisions come into force, all existing fixed-term ASTs will automatically convert to periodic assured tenancies. There's no requirement to issue new agreements—the conversion happens by operation of law.
Tenants must give 2 months' notice to end a periodic tenancy (increased from 1 month currently). This provides landlords with slightly more time to find new tenants but significantly increases tenant flexibility to move for work, relationships, or home purchase.
Tenants receive a 12-month protected period at the start of every new tenancy during which landlords cannot use possession grounds based on moving in themselves or selling the property. This prevents landlords from advertising long-term lets but evicting after short periods.
Loss of renewal income: Letting agents and landlords will lose renewal fee income as all tenancies become periodic automatically. No more 6-month or 12-month renewals.
Tenant flexibility: Tenants can leave with 2 months' notice at any time, potentially increasing void periods if economic conditions cause tenant movement.
Reduced certainty: Landlords can no longer rely on fixed terms for guaranteed income periods, though responsible tenants seeking stability may stay longer when Section 21 fear is removed.
With Section 21 abolished, all possession proceedings must use Section 8 grounds. The Act expands and clarifies these grounds to ensure landlords can recover possession when legitimate circumstances arise while protecting tenants from arbitrary eviction.
Landlord (or their spouse/partner) wishes to occupy the property as their only or principal home.
Landlord's child or parent wishes to occupy the property as their only or principal home.
Landlord intends to sell the property with vacant possession.
Tenant has substantial rent arrears both when notice is served and at the hearing.
Tenant or household member convicted of indictable offence during UK riot.
Tenancy is for supported accommodation and tenant refuses to engage with support services. Court assesses reasonableness based on circumstances.
All existing discretionary Section 8 grounds continue to apply, including:
The Act reforms how landlords can increase rent, giving tenants stronger rights to challenge excessive increases while maintaining landlords' ability to adjust to market rates.
Old system: Landlords could increase rent via agreement, rent review clause in contract, or Section 13 notice.
New system: Rent review clauses will have no effect. Landlords can only increase rent using Section 13 statutory notices, ensuring transparency and tenant appeal rights.
Landlords must give 2 months' notice of rent increases (up from 1 month). This gives tenants more time to budget, challenge the increase, or give notice if unaffordable.
Tenants can challenge rent increases via the First-tier Tribunal. Key changes:
Rent can only be increased once every 12 months using Section 13 procedure. This prevents repeated small increases designed to circumvent scrutiny.
Research comparable properties: Before issuing a Section 13 notice, research similar properties in your area. Document comparable rents to justify your increase if challenged.
Communicate early: Give tenants informal notice before the formal Section 13, explaining the market position. Good relationships reduce tribunal challenges.
Keep increases reasonable: Large increases above market rate will likely be reduced by tribunal and damage tenant relationships. Incremental market-rate adjustments are more defensible.
All landlords must register on a new national database containing property and compliance information.
New independent ombudsman for tenant complaints against landlords, bringing private sector in line with social housing.
The Decent Homes Standard, currently applied to social housing, will be extended to private rentals.
Named after 2-year-old Awaab Ishak who died from mould exposure, this law sets strict timeframes for landlords to fix serious hazards.
Landlords cannot refuse tenants solely because they receive benefits or have children.
Landlords and agents cannot request or accept offers above the advertised rent.
Tenants have a strengthened right to request permission for pets, which landlords cannot unreasonably refuse.
The government is considering limits on rent paid in advance to prevent tenant exclusion.
The Act significantly strengthens local council enforcement powers and financial penalties for non-compliance, supporting consistent and effective regulation across England.
First offences or less serious violations of Act requirements
Persistent non-compliance or serious violations with tenant harm
Criminal prosecution alternative: For serious and repeat breaches, councils can pursue criminal prosecution with unlimited fines instead of civil penalties.
Illegal eviction penalties: For the first time, councils can issue civil penalties against landlords who illegally evict tenants.
Rent Repayment Orders (RROs) allow tenants or local authorities to claim back rent when landlords commit specified offences. The Act significantly strengthens this tenant-led enforcement tool.
Landlords must pay the maximum 24-month RRO amount if they've been convicted of or received a financial penalty for the offence, or if they're repeat offenders. This significantly increases the deterrent effect.
Local authorities receive enhanced investigatory powers modeled on trading standards enforcement, making it easier to build cases against non-compliant landlords.
Funding commitment: Under the New Burdens Doctrine, the government will fully fund the net additional costs falling on local councils from these reforms.
The Act received Royal Assent on 27 October 2025 but won't come into force immediately. Implementation will occur in stages, with the government committing to give the sector "sufficient time" to prepare.
The Renters' Rights Bill received Royal Assent and is now officially the Renters' Rights Act 2025. The Act is law but most provisions require secondary legislation and commencement orders before taking effect.
Government departments draft detailed regulations covering:
The "big bang" commencement date when the new tenancy system takes effect. The government will provide at least 6 months' advance notice. On this date:
Some provisions may be implemented on different timelines:
The exact commencement dates will be announced via statutory instruments (commencement orders). The government has committed to providing the sector with sufficient advance notice.
Based on precedent: The Tenant Fees Act 2019 provided 4 months' notice for new tenancies and 15 months for existing ones. Given the Renters' Rights Act is far more substantial, the transition period should be longer. Government ministers have promised a minimum of 6 months' notice.
While full implementation is months away, responsible landlords should start preparing immediately. Early action protects your investment, ensures compliance, and maintains positive tenant relationships through the transition.
The Renters' Rights Act represents the biggest regulatory change in a generation. But you don't have to navigate it alone.
Expert legal support for possession proceedings, rent disputes, and compliance questions under the new Act
Updated tenancy agreements, Section 8 notices, Section 13 notices, and all compliance documentation
Urgent legal letter drafting, possession ground reviews, tribunal representation, and emergency advice when you need it most
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Disclaimer: This guide provides general information about the Renters' Rights Act 2025. It is not legal advice. Landlords should seek professional legal advice for specific situations and monitor official government guidance as implementation details are announced.
Last Updated: 28 October 2025 | Page Status: Up-to-date with Royal Assent