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Renters’ Rights Act 2025: What Landlords and Tenants Need to Know

Fri 01 May 2026

Amy McCallum, Lettings Director

Renters’ Rights Act 2025: What Landlords and Tenants Need to Know

(Updated May 2026)

The Renters’ Rights Act 2025 represents the biggest change to the private rented sector in decades. The legislation introduces major reforms affecting landlords, tenants and letting agents across England, with significant changes to tenancy structures, possession processes, rent increases and compliance obligations.

While implementation dates for certain elements will continue to be phased in, landlords and tenants should now be preparing for a very different lettings landscape.

Key Changes Under the Renters’ Rights Act 2025

Abolition of Section 21

Section 21 “no-fault” evictions are being abolished. Assured shorthold tenancies will transition to periodic tenancies, increasing security for tenants.

Landlords seeking possession must now rely upon updated Section 8 grounds, including:

  • Landlord or family occupation
  • Sale of the property
  • Serious rent arrears
  • Anti-social behaviour
  • Property redevelopment

Specific notice periods and restrictions apply depending on the possession ground being used, so landlords should seek professional advice before serving notice.

Rent Increases

Rent increases must now be carried out using the formal Section 13 process and are generally limited to once per year.

Any proposed increase must reflect market rent levels, and tenants have the right to challenge increases through the First-tier Tribunal where appropriate.

Pet Ownership Requests

Tenants now have the right to request permission to keep a pet, and landlords must not unreasonably refuse those requests.

However:

  • Separate pet deposits are not permitted
  • Landlords may still impose reasonable conditions where appropriate
  • Each request should be considered on a case-by-case basis

No Rental Bidding Wars

It is no longer permitted to invite or accept offers above the advertised rent. This change is intended to create a fairer and more transparent lettings process for applicants.

Higher Property Standards

The Decent Homes Standard is being extended into the private rented sector, with increased powers for local authorities to investigate hazards and enforce compliance.

The government also intends to extend Awaab’s Law into the private rented sector, strengthening obligations around damp, mould and property safety.

Property Portal & Ombudsman

A new national Property Portal is being introduced, requiring landlords to register both themselves and their rental properties.

In addition, all landlords will be required to join a redress scheme designed to improve standards and provide a clearer dispute resolution process for tenants.

Tenant Discrimination Rules

The legislation also restricts blanket bans against applicants with children or those in receipt of benefits. Decisions should instead be based on affordability, referencing and suitability.

Preparing for Compliance

The Renters’ Rights Act 2025 introduces significant new responsibilities for landlords, particularly around tenancy management, compliance documentation, rent reviews and possession procedures.

Ensuring paperwork, processes and tenancy management procedures are fully compliant will be increasingly important as the new framework is implemented.

Support from Allday & Miller

At Allday & Miller, we continue to support landlords and tenants through the transition to the Renters’ Rights Act 2025.

Whether you require advice on possession grounds, tenancy structures, rent reviews, compliance obligations or ongoing property management, our experienced team is here to help.

To discuss your property or tenancy requirements, please contact our Lettings team on 01895 379549.