The Renters' Rights Act 2025 is a landmark piece of legislation in England designed to significantly improve the rights and security of private renters. It received Royal Assent on October 27, 2025
The Act introduces a comprehensive set of reforms aimed at rebalancing the relationship between landlords and tenants, addressing issues such as insecure tenancies, poor housing conditions, and unfair practices. While the Act has received Royal Assent, its substantive provisions are not yet fully in force, and a phased implementation is expected, with further regulations and guidance to be issued.
Key provisions of the Renters' Rights Act 2025 include:
Abolition of Section 21 'No-Fault' Evictions
A central pillar of the Act is the abolition of Section 21 'no-fault' evictions, which previously allowed landlords to evict tenants without providing a reason after the fixed term of a tenancy. This change aims to provide greater security of tenure for tenants, empowering them to challenge poor conditions or unreasonable rent increases without fear of retaliatory eviction. Landlords will now need to rely on specific, reformed grounds for possession under Section 8 of the Housing Act 1988 to regain their property. These grounds include tenant fault (e.g., rent arrears, anti-social behaviour) and legitimate landlord circumstances (e.g., selling the property, moving in a family member).
New Tenancy Structure
The Act moves away from fixed-term Assured Shorthold Tenancies (ASTs) to a single system of periodic assured tenancies. This means tenancies will be open-ended, with tenants able to end their tenancy with two months' notice. Landlords, however, can only terminate tenancies using the specified grounds for possession. Existing ASTs will automatically convert to these new periodic tenancies once the relevant provisions come into force.
Rent Reforms
The Act introduces several measures related to rent:
Limits on Rent Increases: Landlords will generally be able to increase rent once a year to market rate, with at least two months' notice.
Tenant Challenge to Rent Increases: Tenants will have the right to challenge excessive rent increases at the First-tier Tribunal, and the Tribunal will not be able to set a rent higher than the landlord's initial proposal.
Prohibition on Rental Bidding Wars: Landlords and agents will be prohibited from inviting, encouraging, or accepting offers above the advertised rent for a property. Adverts must specify a clear asking rent.
Restrictions on Advance Rent Payments: The Act prohibits landlords from requiring or accepting large amounts of rent in advance before a tenancy is entered into generally limiting it to one month's rent.
Enhanced Tenant Protections
The legislation introduces several protections for tenants:
Right to Request a Pet: Tenants will have a statutory right to request to keep a pet, and landlords cannot unreasonably refuse. Landlords may require pet insurance to cover potential damage.
Ban on Discrimination: It will be illegal for landlords and agents to discriminate against prospective tenants based on them having children or receiving benefits.
Decent Homes Standard and Awaab's Law: The Act extends the Decent Homes Standard to the private rented sector, setting minimum standards for property condition, safety, and comfort. It also applies Awaab's Law, which sets clear legal timeframes for landlords to address serious health and safety hazards, such as damp and mould.
New Regulatory Framework
The Act establishes new mechanisms for oversight and enforcement:
Private Rented Sector Ombudsman: A new, mandatory ombudsman scheme will be introduced, which all private landlords must join. This service will offer free, impartial, and binding resolution for tenants' complaints against landlords.
Private Rented Sector Database: A new database will require all landlords to register themselves and their properties. This aims to increase transparency, help landlords understand their obligations, and assist local authorities in targeting enforcement.
Strengthened Local Authority Enforcement: Local authorities will have expanded powers and civil penalties to enforce the new regulations.
Implementation Timeline
While the Act has passed, the government has stated that implementation will be phased to allow landlords and the sector to adjust [. The exact timetable for bringing all provisions into force is yet to be fully announced, but some measures, like Awaab's Law for the social rented sector, have specific commencement dates. The government aims to introduce the new tenancy system for the private rented sector in one stage, converting existing tenancies and applying new rules to new tenancies simultaneously. The Renters' Rights Act 2025 represents a significant overhaul of the private rental market in England, aiming to provide greater security, fairness, and quality for millions of tenants.
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