The Renters’ Rights Act 2025: What UK Landlords Need to Know (And How to Prepare Now)

The rental landscape in England is changing faster than it has in decades. With the Renters’ Rights Act 2025 now officially law, landlords across the UK are rightly asking what these changes mean for their properties, their income, and their long-term plans.

If you feel overwhelmed by conflicting information or unsure what steps to take next, you are not alone. This guide breaks everything down clearly, calmly and in plain English, so you can prepare confidently for the months ahead.

This is the biggest reform the private rented sector has seen in a generation. But with the right knowledge and support, you can navigate it successfully.

What Is the Renters’ Rights Act 2025?

The Act, which received Royal Assent at the end of October 2025, replaces the long-discussed Renters’ Rights Bill. It introduces sweeping changes designed to create a “fairer tenancy system” for both landlords and tenants.

The headline change is unavoidable:

Section 21 will be abolished and all tenancies will become periodic.

This alone has massive implications for how landlords manage tenancies, regain possession, adjust rent and maintain compliance.

But this is just one part of a much bigger shift.

Below, we outline what is changing, when the changes take place and what landlords should be doing right now.

Key Dates Landlords Must Know

To help you stay ahead, here is a simple timeline of the major milestones announced:

• 27 December 2025: Councils receive new enforcement powers, increased fines and enhanced authority to investigate non-compliance.

• 30 April 2026: Final day to serve a Section 21 notice under current rules.

• 1 May 2026 – The Big Implementation Date. From this date:

• Section 21 cannot be used

• All tenancies become periodic

• Written tenancy agreements will be required

• Rent increases limited to once per year

• Bidding wars banned

• Upfront rent capped at one month

• Pets allowed unless there is a valid refusal reason

• Anti-discrimination rules become law

• 31 May 2026: Landlords must give existing tenants an official “Your Rights Are Changing” information sheet.

• 31 July 2026: Last chance to take court action on Section 21 notices served before the ban.

• Late 2026 – 2028: Rollout of the PRS database and mandatory landlord ombudsman membership.

• 2030s (proposed): Decent Homes Standard and Awaab’s Law for private rentals may fully come into force.

What the Renters’ Rights Act Means for Landlords: Explained Simply

1. Section 21 Is Ending Permanently

Once the Section 21 ban begins, landlords can only seek possession through Section 8 and must rely on legally approved grounds.

This means:

• No more “no-fault” evictions

• Stronger documentation needed

• Clear grounds required for possession
  

While the process may feel more structured, the government is strengthening certain Section 8 grounds (such as selling the property or moving in) to ensure landlords can still regain possession when they have a legitimate need.

2. All Tenancies Will Become Periodic

Fixed-term ASTs will disappear. Every tenancy will continue indefinitely until either the landlord or tenant ends it using the correct notice period.

Tenants will be able to leave with two months’ notice at any time.

Landlords will need to use Section 8 if they wish to end the tenancy for an approved reason.

This shift gives tenants stability but also reduces long-term predictability for landlords, which requires a change in management strategy.

3. Rent Increases Will Be Limited to Once Per Year

Under the new rules:

• Rent can only be increased once every 12 months

• Increases must follow a Section 13 notice

• Tenants can challenge increases they feel are excessive

If your rents have not been reviewed for several years, it may be wise to assess them before May 2026.

4. Upfront Rent Will Be Capped

You will no longer be able to accept more than one month’s rent at a time. Large upfront payments (3–12 months) will not be permissible except in specific circumstances.

This may require:

• Stronger referencing

• Guarantors

• Considering rent guarantee insurance for higher-risk tenants

5. Pets Become the Default Position

Landlords must consider pet requests fairly. You can still refuse, but reasons must be reasonable and property-based.

You will be allowed to require pet damage insurance.

This rule aims to support tenant wellbeing while giving landlords ways to protect their properties.

6. Stronger Anti-Discrimination Requirements

Terms like “No DSS”, “no children” or blanket bans will be unlawful.

Landlords must assess each applicant individually based on affordability, referencing and suitability.

Having clear selection criteria will be essential.

7. Tougher Enforcement and Higher Penalties

From December 2025 onwards, councils will have:

• Higher fine limits (up to £40,000)
  

• Broader investigatory powers
  

• More authority to inspect homes
  

This signals an era of proactive enforcement.

Landlords should ensure all compliance tasks are fully up to date, including:

• Gas safety
  

• Electrical safety (EICR)
  

• Smoke and CO alarms
  

• Damp and mould checks
  

• Licensing (where applicable)
  

8. A Landlord Database and Ombudsman System Are Coming

Every landlord will be required to:

• Register themselves and their properties
  

• Upload compliance documents
  

• Join a mandatory ombudsman scheme
  

This will increase transparency and make compliance more visible to tenants and councils.

What UK Landlords Should Do Now: Practical Steps

To stay ahead of the curve and reduce risk, here are the key actions we recommend:

1. Review Your Need for Possession in the Next Two Years. If you think you may need a property back to sell, refurbish or move into, plan now before Section 21 is retired.

2. Update Your Tenancy Agreements. Ensure your agreements are clear, compliant and ready to transition into periodic tenancies.

3. Conduct a Full Compliance Audit. Check every safety, licensing and maintenance requirement. Correct issues early to avoid future penalties.

4. Reassess Your Rent Strategy. With once-per-year increases, make sure your rents are sustainable and reflect local market values.

5. Refresh Your Advertising and Screening Process. Remove discriminatory language and create a fair, transparent selection process.

6. Organise Your Documentation Digitally. You will need this ready for the new PRS Database rollout.

7. Communicate Clearly With Tenants. Proactive communication reduces confusion and builds good relationships that make future transitions smoother.

Final Thoughts

The Renters’ Rights Act represents a major shift, but not one that landlords need to fear. With preparation, the right documentation and a clear strategy, you can navigate these changes confidently and continue to operate successfully.

Landlords who get ahead of the reforms will be the ones who thrive in the new system.

If you feel unsure about your next steps, or if you want professional guidance tailored to your portfolio, we are here to help.

Ready to Talk Through the New Rules?

Book a consultation with Family Homes Property Services Ltd and let our expert team guide you through the changes.

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Your properties matter. Your peace of mind matters even more. Let us help you stay compliant, confident and in control.