(Updated: November 2025)

The Renters’ Rights Bill has now become the Renters’ Rights Act 2025, setting out sweeping reforms to reshape how landlords and tenants interact across England. While the finer details are still emerging, it’s clear that the private rental sector will undergo its most significant transformation in decades.

The Act is due to take effect from 1 May 2026. The Ministry for Housing, Communities and Local Government has published guidance and an implementation Roadmap setting out three phases:

1. May 2026- Tenancy reform measures including:

• Periodic tenancies
• Section 21 abolished
• Cap on rent in advance
• Anti-discrimination measures
• Ban on rental bidding
• Annual rent increases via section 13 notices
• Tenant’s rights to request a pet

2. Introduction of the Landlord Ombudsman requirements and the rollout of the new PRS Database from Late 2026

3. Implementation of the Decent Homes Standard and Awaab’s Law (timing to be confirmed, with consultation expected in either 2035 or 2037)

View the government’s roadmap to understand each phase in detail.

Below you’ll find a clear breakdown of the latest confirmed updates, alongside our professional insight into what these changes mean for landlords.

We’ll continue to update this article as new information is released, so check back for the latest guidance.

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Update: October 2025

Key Changes You Need to Know

1. End of Section 21 ‘No-Fault’ Evictions

Landlords must now provide a valid reason to evict a tenant.
All possession claims will go through court under Section 8 grounds.

Our View:
The end of Section 21 has understandably caused concern, but it’s not as alarming as headlines suggest. Landlords are not losing the right to regain possession, you’ll simply need to use Section 8, providing a valid reason such as selling or moving back in.

These are now recognised as mandatory grounds, which actually strengthens your legal position when your reason is genuine.

The main changes to note:

• Minimum 4 months’ notice required.
• Notice cannot expire until the tenant has been in situ for at least 12 months.
• Once possession is granted, the property cannot be re-let for another 12 months, unless genuine sale efforts are underway.
• Breaches may lead to prosecution or significant fines.

We recommend landlords review any future possession plans now to ensure they align with the new timelines and evidence requirements.

2. Fixed-Term Tenancies Abolished

All tenancies will become periodic from day one: rolling month-to-month.
Tenants can leave with two months’ notice at any time.
Landlords must use statutory grounds to regain possession.

Our View:
This change surprised us. In our experience, it’s often tenants who request longer fixed terms for stability, not landlords. Under the new rules, tenants can give two months’ notice even shortly after moving in.

We don’t expect this to happen often – high-quality, well-managed homes tend to retain tenants. But landlords may see slightly higher turnover, meaning more frequent marketing, referencing and void periods.

Fortunately, the average tenancy length remains around 18 months, so the real-world impact should be modest.

3. Updated Grounds for Possession

New mandatory grounds now include:

• Selling the property
• Moving back in

Notice periods have been extended, and the rent arrears threshold has risen to three months.

Our View:
We welcome these clarified grounds, which protect landlords acting for legitimate reasons while curbing retaliatory or unfair evictions.

However, landlords must be certain of their intentions before serving notice. If a planned sale falls through or you change your mind, you could face a lengthy void or even penalties.

The higher arrears threshold feels fair, but it will likely make tenant vetting and referencing even more rigorous. We also expect increased use of rent & legal protection insurance.

Our chief concern is with the court system: all possession claims will now run through Section 8, which could create serious delays unless court capacity improves. We’re watching this closely.

4. Rent Controls Introduced

• Rent increases must now use a formal Section 13 notice (once every 12 months).
• Automatic rent-review clauses in tenancy agreements are banned.
• Tenants may challenge increases via tribunal.
• Bidding wars are prohibited – landlords must advertise a fixed rent.

Our View:
The new process ensures transparency and fairness. We’ll support landlords with comparable market data to justify compliant increases.

The ban on bidding wars may, ironically, push advertised rents slightly higher as landlords pre-empt competition; an unintended consequence we’ll be monitoring.

5. Pets Allowed (Reasonably)

Tenants can formally request to keep pets.
Landlords must consider requests fairly and may require pet insurance.

Our View:
We welcome this inclusive shift. Most pet owners are responsible and often stay longer. Landlords can still refuse requests on reasonable grounds (for example, a large dog in a small top-floor flat). The key is documenting decisions clearly.

6. Ban on Discrimination

It’s now illegal to refuse applicants based on benefits or children.

Our View:
We’ve always upheld a fair and inclusive policy. This formalises best practice across the sector. All applicants will still need to pass standard affordability and reference checks.

7. New Compliance Requirements

Mandatory registration with both:

• Private Rented Sector Database
• Landlord Redress Scheme

Fees will apply per property.

Our View:
This is a welcome step toward higher industry standards and transparency. We’ll guide our landlords through the registration process once the framework is live.

8. Decent Homes Standard & Awaab’s Law

These now apply to the private rental sector for the first time.
Landlords must remedy serious hazards such as damp and mould within strict timeframes.

Our View:
We fully support this extension. It ensures every tenant (regardless of landlord) has a safe, healthy home. It also raises the bar across the industry.

9. Rent in Advance Restrictions

Landlords cannot demand more than one month’s rent upfront.

Our View:
While well-intentioned, this may disadvantage some overseas professionals or students without UK guarantors. We’ll continue to find compliant, flexible ways to accommodate these applicants.

10. New Ombudsman Service

Tenants can escalate unresolved complaints to a binding redress scheme that can order compensation or action.

Our View:
We’re confident this won’t affect our landlords, as issues are already handled swiftly and fairly. It simply formalises accountability for poor practice elsewhere in the industry.

Our Commitment (October 2025)

Our priority remains simple: to ensure uninterrupted, compliant and confident service for every landlord we represent. We’ve invested in industry leading technology and partnered with Goodlord, Alto, and Painsmith Solicitors to embed full compliance into our processes. Updated tenancy documentation, rent-increase workflows and staff training are already in place.

Whether you own one flat or a portfolio, we’ll continue to adapt quickly and keep you informed so that your investments stay secure, compliant, and future-proof. If you have questions about how the Renters’ Rights Act 2025 affects you, please reach out to our lettings team. We’re here to guide you through every stage of the transition.

Next scheduled update: January 2026 (when the Government publishes confirmed implementation dates).

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April 5th 2025

What is the Renters’ Rights Bill?

The Renters’ Rights Bill aims to improve security and conditions for tenants. The government argues that while most landlords are fair, the private rented sector (PRS) remains the least affordable and most unstable housing option. The bill will eliminate fixed-term tenancies, making all new and existing agreements periodic. Rent increases will be limited to once per year through Section 13 notices, and landlords will no longer be able to evict tenants without a valid reason under Section 21. Instead, they must use Section 8 grounds, which will be expanded to cover more situations where landlords need to reclaim their properties.

Rental bidding wars will be banned, meaning landlords and agents cannot accept offers above the advertised rent. A new landlord ombudsman will be introduced to help resolve disputes fairly, while a PRS database will track compliance and landlord records. The bill will also enforce a Decent Homes Standard, ensuring rental properties meet quality requirements. Additionally, anti-discrimination rules will prevent landlords from rejecting tenants based on benefits or having children.

How Does This Compare to the Renters Reform Bill?

The Renters’ Rights Bill builds on the scrapped Renters Reform Bill, with key additions such as the landlord ombudsman, a private rented sector database, a ban on bidding wars, and stronger enforcement for non-compliance.

When Will the Bill Become Law?

The Renters’ Rights Bill is expected to receive Royal Assent after Easter 2025, with implementation following two to six months later. This means the changes will take effect between July and October 2025.

During the third reading in January 2025, several updates were made. Landlords will be limited to charging no more than one month’s rent in advance. The PRS database will be expanded to include landlords’ and agents’ contact details, past enforcement actions, and eviction history. Restrictions will be placed on student agreements, preventing students from being locked into rental contracts more than six months in advance. Guarantors will also have new protections, ensuring they are not liable for rent if a tenant passes away. Despite calls from campaigners, the government has ruled out rent controls.

What Will Happen to Tenancies?

All fixed-term assured shorthold tenancies (ASTs) will automatically switch to periodic agreements. For example, a three-year tenancy signed in February 2025 will convert into a rolling agreement once the bill is enacted. While this change aims to protect tenants from retaliatory evictions, some industry reports suggest that many renters actually prefer fixed-term contracts.

Impact on Rent Increases

Currently, landlords can raise rents through fixed-term renewals or mutual agreements. Once the bill takes effect, Section 13 will be the only legal method for increasing rent, and increases will be limited to once per year.

Section 21 vs. Section 8

One of the most significant changes is the removal of Section 21 “no-fault” evictions. Landlords will now have to rely on Section 8, which requires a legally valid reason to repossess a property. Letting agents will need to advise landlords on using the correct Section 8 grounds to prevent delays or rejections from the courts.

Other Notable Reforms

Bidding wars will be banned, meaning tenants will no longer be encouraged to offer above the asking price. Under Awaab’s Law, landlords must act on damp and mould issues within strict timeframes. Pet ownership rules will change, requiring landlords to consider pet requests fairly and preventing them from refusing pets without a valid reason. Tenants will gain access to landlord records via the PRS database, allowing them to make informed decisions. The new landlord ombudsman will provide a way to settle disputes outside of court. Additionally, anti-discrimination rules will make it illegal for landlords to impose blanket bans on tenants with children or those receiving benefits.

The Bottom Line for Landlords

The Renters’ Rights Bill will bring major changes to the rental market. While these reforms may seem overwhelming, preparation is key.

If you need support navigating these changes, our team can help with automated contract updates to ensure agreements comply with the new periodic tenancy rules. We also offer rent protection and legal expenses insurance to help landlords mitigate the risks of rent arrears and long eviction processes. Additionally, we provide guidance on Section 13 notices to ensure rent increases are managed efficiently and legally.

Stay ahead of the changes-get in touch with us today to future-proof your assets!

Contact us:

mark@daviesdavies.co.uk – Sales Director (contact for sales, lettings and new homes)

katrina@daviesdavies.co.uk – Director of Property & Block Management (contact for property and block management)

Davies & Davies Estate Agents, 85 Stroud Green Road, London, N4 3EG

Article & images by Barefaced Studios

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