The Renters' Rights Act is the most significant reform of the private rented sector in England for more than thirty years. It received Royal Assent in late 2025 and its measures are being introduced in stages rather than all at once. For most landlords the changes are manageable — but they do require you to update how you grant tenancies, raise rents, and regain possession.
This guide sets out what is actually changing, what has already taken effect, and the practical steps to take. It is written for landlords in England; Wales and Scotland have their own separate rules.
What is the Renters' Rights Act?
The Renters' Rights Act is a law reforming renting in England. It abolishes Section 21 'no-fault' evictions, converts tenancies to rolling periodic agreements, reforms possession grounds, and introduces new standards, a landlord ombudsman and a national database — phased in from 2026.
It replaces the assured shorthold tenancy (AST) framework that has governed most private lets since 1997. The aim is to give tenants more security while preserving landlords' ability to regain their property for legitimate reasons. Think of it as a rebalancing rather than a removal of your rights.
What's actually changing?
The headline changes are the end of Section 21, the shift to periodic tenancies, reformed Section 8 grounds, annual-only rent increases, a ban on rental bidding, stronger pet rights, and new standards backed by an ombudsman and a database.
| Area | Before | Under the Act |
|---|---|---|
| Ending a tenancy | Section 21 'no-fault' notice available | Section 21 abolished; possession via reformed Section 8 grounds only |
| Tenancy type | Fixed-term ASTs common (6 or 12 months) | All assured tenancies become periodic (rolling), no fixed term |
| Rent increases | Various methods, sometimes mid-term | Once a year, via a Section 13 notice; tenants can challenge at tribunal |
| Choosing a tenant | Bidding wars permitted | Rental bidding banned; advertise a set rent |
| Pets | Blanket 'no pets' clauses common | Tenants can request a pet; landlords cannot unreasonably refuse |
| Standards | Decent Homes Standard applied to social housing | Decent Homes Standard and Awaab's Law extended to the PRS (phased) |
| Oversight | No single redress scheme | PRS Landlord Ombudsman and a Private Rented Sector Database (phased) |
Can I still evict a tenant without Section 21?
Yes, but only with a valid reason. Section 21 is gone, so you now rely on reformed Section 8 grounds — such as selling the property, moving in yourself or a close family member, or serious rent arrears. You serve notice, and if the tenant does not leave, you apply to court.
The reformed grounds are designed to cover the situations landlords genuinely need. Common examples include:
- Selling the property — a ground for regaining possession to sell, subject to notice and, in some cases, a minimum period into the tenancy.
- Moving in — where you or a close family member intend to live in the property.
- Rent arrears — mandatory grounds still exist for persistent or serious arrears, though the threshold and notice periods have changed.
- Breach of tenancy or anti-social behaviour — grounds remain for tenants who breach their agreement.
The key shift is that possession is now reason-based. Keep clear evidence for whichever ground you rely on — a paper trail is what wins a possession claim.
What happens to fixed-term tenancies?
Fixed terms are ending. All assured tenancies are becoming periodic, meaning they roll on a monthly or weekly basis until the tenant gives notice or you regain possession on a valid ground. Tenants can leave with two months' notice at any point.
In practice this means you can no longer lock a tenant in for a guaranteed 12 months. For most landlords with reliable, long-term tenants this changes little day to day. Where it matters is planning: if you relied on fixed terms for student lets or seasonal turnover, you will need to rethink your approach and lean on the relevant possession grounds instead.
How do rent increases work now?
You can raise the rent once a year using a Section 13 notice, giving the required notice period. The increase must be to a market rate, and the tenant can challenge it at the First-tier Tribunal if they believe it is above market value. Backdated or in-tenancy rent review clauses no longer apply.
The practical takeaway: plan rent reviews annually, benchmark against genuine local comparables, and keep a record of how you arrived at the figure. Rental bidding — inviting tenants to offer above the advertised rent — is also banned, so advertise a clear, fixed rent from the outset.
What new obligations should I prepare for?
Expect a Decent Homes Standard and Awaab's Law extended to private rentals, a mandatory Private Rented Sector Database you must register on, and a Landlord Ombudsman you must join. These are being phased in, so timelines vary by measure.
None of these should trouble a landlord who already keeps property in good repair and responds to issues promptly. Awaab's Law sets time limits for dealing with serious hazards such as damp and mould, so a quick, documented response to reported problems matters more than ever. The database and ombudsman formalise registration and complaint-handling that responsible landlords largely do already.
Commencement dates are being confirmed in stages, and some measures — such as the database, the ombudsman and the full Decent Homes Standard — are rolling out on their own timelines. Always check gov.uk for the latest commencement dates before acting.
What should landlords do now?
Update your tenancy agreements, plan for annual rent reviews, review your possession strategy, and get your paperwork in order. Strong records — certificates, notices and correspondence — are your best protection under a reason-based system.
A sensible checklist to work through:
- Review your tenancy templates so they reflect periodic tenancies and remove reliance on Section 21.
- Make sure your compliance is current — gas safety, EICR, EPC and deposit protection — because possession claims can fail on missing paperwork.
- Set a calendar for annual rent reviews and keep evidence of local market rates.
- Prepare to register on the database and join the ombudsman scheme when they open.
- Keep every notice, certificate and message logged and dated in one place. Tools like PAM can hold your compliance records and tenancy documents together so nothing is missing when you need it.
If you want a plain-English overview tailored to your situation, try our free Renters' Rights Act summariser to see which changes affect you and what to do next. Taken step by step, this is a set of adjustments rather than an upheaval — and landlords who keep good records have little to fear.