Guide to the Renters' Rights Act (2025)

The Renters’ Rights Act (2025) introduces major reforms to the private rented sector in England, bringing significant changes to how landlords manage tenancies and remain legally compliant.

The legislation sets out new rules on evictions, rent increases, periodic tenancies, and tenant rights, while strengthening regulatory and enforcement requirements for landlords and letting agents.

This guide explains the key changes introduced by the Renters’ Rights Act, what they mean for landlords, and how to prepare for the phased implementation of the new rules.

Find out the full timetable

Timeline for the Renters' Rights Act

27 December 2025

Local council powers start

Local councils gain enhanced powers to investigate, inspect, and enforce housing standards against rogue landlords.

1 May 2026

Renters’ Rights Act phase 1 takes effect

Phase 1 legislation live 1 May 2026, introducing a range of tenancy reforms.

Late 2026

Further enhancements

Further enhancements to be rolled out later in the year.

View our Renters' Rights Act summary videos

Key changes

The Renters' Rights Act will introduce 10 key changes to existing housing legislation in the rental market. These are outlined below:

1. Abolishing Section 21: no more no-fault evictions

Section 21 is being abolished, ending no‑fault evictions.
Landlords will need to use Section 8 and give a valid legal reason for eviction.
Evidence must be provided where required, giving tenants greater security.

2. Transition to periodic tenancies

Fixed-term tenancies where tenants are obliged to remain for a set period will be abolished, and all tenancies will become Assured Periodic Tenancies.
This means that tenancies will continue on a rolling basis until the tenant decides to leave or the landlord establishes a valid reason for possession.
The notice period landlords must give depends on the possession ground used. Some grounds require two months’ notice, others four months, and certain serious cases allow shorter notice periods. There is no single “general” notice period for landlords.

3. Rental increase

Rent increases will be limited to once per year.
Landlords must use the statutory Section 13 procedure to increase rent and give tenants at least two months’ notice.
Existing rent review clauses cannot be used to raise rent after commencement.
Tenants will be able to challenge a proposed increase at the First‑tier Tribunal, which will determine the open market rent.

4. Rent bidding and market value

Landlords and agents will be prohibited from encouraging or accepting rent offers above the advertised price.Tenants may still offer below the advertised rent, but landlords do not have to accept.

5. Rent in advance

Landlords will be limited to requesting no more than one month’s rent paid in advance in the period between the tenancy being agreed and the tenancy starting.
Once the tenancy has begun, landlords will not be permitted to require further rent to be paid in advance.
Guarantors will become more important, particular for overseas tenants and those with insufficient credit history

6. New anti-discrimination laws

It will be illegal for landlords or agents to have blanket bans on renting to tenants receiving benefits, promoting fairer access to housing.

It will also be illegal to discriminate against tenants on the basis that they have children, making housing more accessible for families.

7. Pets

Tenants will have the right to request to keep a pet in the property, and landlords cannot unreasonably refuse.

8. Decent Homes Standard & Awaab's Law

Rental properties must meet the minimum quality and safety criteria.
Local authorities will have increased power to enforce these standards.

9. Private Rented Sector Database and Landlord Ombudsman

An independent ombudsman for the rental sector will resolve disputes between landlords and tenants, offering an alternative to court proceedings.
Landlords will now be required to join a property portal which will inform landlords of their legal obligations and assist tenants in making informed housing decisions.

10. New enforcement powers

The act will introduce new enforcement powers for local authorities.
Landlords in breach of the law may face action, including fines and potential bans from operating in the sector.

The lettings team at Davis Tate recognise that the proposed reforms within the Renters’ Rights Act are prompting many landlords to consider the future of their investments. The Act marks a significant shift towards a more transparent and professional private rented sector - but the wide-ranging and complex updates it introduces can feel daunting for many landlords.

At Davis Tate, our mission is to be the experts our landlords rely on, providing confidence and clarity in times of change. Our role is to ensure landlords remain fully informed and supported - from the removal of Section 21 to new compliance requirements. With considered guidance and proactive management, we’ll help safeguard your property interests and navigate this evolving landscape with assurance.

As part of the lettings team at Davis Tate, I understand that the Renters’ Rights Act has raised many questions among landlords about what lies ahead. It’s a landmark piece of legislation, designed to improve transparency and consistency across the sector, but it also means significant adjustments for landlords to make.

The Davis Tate team is committed to making that process as smooth and straightforward as possible. Our priority is to translate the detail into clear, practical advice so our landlords can stay compliant, protect their income, and feel confident about the future of their property investments.