After much fanfare, the Renters’ Rights Act 2025 (RRA 2025) received royal assent on 27 October 2025.
Commencement
Most of its key provisions have not yet come into force. Secondary legislation is required, with the current expectation of implementation from Spring 2026 onwards.
The exact timeframes on commencement remain unclear. The Government has stated that further information on implementation will be provided “over the coming weeks”.
Do note that on 27 December 2025, (2 months after the commencement date of the RRA 2025), the following tenancies will no longer be assured tenancies:
- fixed term tenancies granted before the Act was passed of more than 7 years but less than 21 years; and
- fixed terms tenancies of more than 21 years.
Key Provisions
We set out below some of the key changes.
Abolition of Section 21 ‘no fault’ evictions
- Landlords will no longer be able to evict tenants on a ‘no fault’ basis.
- Transitional periods will apply where a valid section 21 notice has been served, or a section 21 notice and possession proceedings have started, before the commencement date.
Abolition of fixed term Assured Shorthold Tenancies (ASTs)
- Fixed term ASTs will be abolished.
- All existing AST’s will be converted into assured periodic tenancies. All new tenancies will also be periodic assured tenancies. Rent periods will be a maximum of one month.
- Landlords will only be able to terminate a tenancy in accordance with the revised section 8 grounds in the RRA 2025.
- Tenants will be able to terminate a tenancy at any time by serving 2 months’ notice.
Revisions to the statutory grounds for possession (Sch 2 to the Housing Act 1988) include:
- A new ground introduced for a landlord intending to sell the property. It can only be used after the first year of the tenancy, and the landlord may not then relet the property for a further year.
- A revised ground for a landlord or close family member intending to occupy the property. Again, it can only be used after the first year of the tenancy, and the landlord may not then relet the property for a further year.
- Serious rent arrears – landlords will be required to demonstrate a tenant’s rent arrears of at least 3 months, (as opposed to 2 months). The notice period increases to 4 weeks (from 2 weeks).
- In addition, the notice period requirements for most grounds will increase to 4 months’ notice.
Rent increases
- Landlords will only be able to increase the rent by following the relevant statutory procedure and serving a notice, giving at least 2 months’ notice of any proposed increase.
- Rent increases will be limited to once a year and tenants will have the power to challenge increases above market rates at the First Tier Tribunal.
Pets
- Tenants will have the right to request a pet in their property, which the landlord cannot unreasonably refuse.
Bidding Wars
- Landlords and agents must state a specific amount of rent when advertising a property. They must not invite or accept offers of rent which are higher than the amount advertised.
Private rented sector database and Landlord redress scheme/ ombudsman
- Landlords must not market a property for the purpose of creating a residential tenancy without first registering their details (landlord entry) and those of each dwelling (dwelling entry) onto a database.
- Landlords will also be required to join a landlord redress scheme to provide a mechanism for complaints by /on behalf of prospective, current or former tenants. Complaints will be independently investigated and determined by an independent body.
Anti-discrimination
- Landlords will be prohibited from discriminating against prospective tenants with children, or those claiming benefits.
Extension of the Decent Homes Standard & Awaab’s Law to private rental sector
- Landlords will be required to address damp & mould within specific timeframes. Local authorities will have the ability to take enforcement action.
Conclusion
Once enacted, there will be substantial and wide-reaching changes to the residential property sector, altering not only the type and content of tenancy agreements, but how landlords will recover possession, and how they will be regulated. An increase in disputes regarding grounds for possession and rent increases, to take just two examples, seems highly likely.