The Renters' Rights Act 2025
From the abolition of Section 21 to mandatory ombudsman registration — every major change the Act introduces, explained in clear language with direct impact tags for landlords and tenants.
Complete Overview
Use the filters below to view changes by who they affect. Click Read more on any card for the full detail, including notice periods, timeframes and what you need to do.
The changes include the abolition of Section 21 no-fault evictions, the end of fixed-term assured shorthold tenancies, new and expanded Section 8 grounds (Ground 1 for owner-occupation, Ground 1A for sale, updated Ground 8 for rent arrears), a statutory right for tenants to request pet permission, a ban on rental bidding wars, protections against 'no DSS' discrimination, annual-only rent increases via formal Section 13 notices, and the forthcoming Landlord Database and Private Rented Sector Ombudsman.
Landlords can no longer end a tenancy by serving a Section 21 'no-fault' notice. From 1st May 2026, every possession claim must cite a specific legal ground under the reformed Section 8 system.
No new fixed-term assured tenancies can be created from 1st May 2026. All existing fixed-term tenancies also automatically convert to periodic tenancies on that date — they do not continue to their contractual end date.
The Section 8 possession grounds have been significantly overhauled. New grounds have been introduced — including for landlords wishing to sell or move in — while notice periods, procedures and mandatory/discretionary status have changed across the board.
Landlords may only raise rent once in any 12-month period. All increases must be made via a formal Section 13 notice with the correct notice period. Tenants gain a strengthened right to challenge excessive increases at the First-tier Tribunal.
Landlords and letting agents are prohibited from inviting, encouraging or accepting offers above the advertised asking rent. All rental properties must clearly state the asking rent and competitive bidding processes are a criminal offence.
Tenants now have a statutory right to request permission to keep a pet in their home. Landlords cannot operate blanket 'no pets' policies and must respond to all pet requests within 42 days. Silence is treated as consent.
It is now explicitly unlawful to refuse to rent to prospective tenants because they receive housing benefit or Universal Credit — ending the widespread 'No DSS' practice. Discrimination based on family status and other protected characteristics at the advertising stage is also prohibited.
Landlords must now investigate and repair hazardous conditions — including damp, mould and other health risks — within strict statutory timeframes. Previously limited to social housing, Awaab's Law now covers all private rented homes in England.
For the first time, all private rented homes in England must meet the Decent Homes Standard — the minimum quality benchmark long applied to social housing. Properties falling below the standard are subject to local authority enforcement action.
All private landlords in England must join the new mandatory Private Rented Sector Ombudsman scheme. The service gives tenants free, independent dispute resolution without going to court. Operating without membership is a criminal offence carrying fines of up to £5,000.
All landlords must register themselves and their rental properties on the new government-backed Privately Rented Sector Database (Property Portal). Letting a property without being registered is a criminal offence. The portal enables transparency for tenants and enforcement for local authorities.
Local authorities and the courts have significantly enhanced powers to enforce the new rules. Civil penalties reach up to £7,000 for a first breach and up to £40,000 for repeated or continuing breaches. Rent Repayment Orders have been extended to cover a much wider range of landlord failures.
A new mandatory possession ground — Ground 4A — allows landlords of properties let to full-time students to recover possession during the summer vacation. To use it for existing tenancies, landlords must serve a written notice on tenants by 31st May 2026. The government information sheet does not count as this notice.
Information only. All content on this page is a plain-English summary for general guidance. It does not constitute legal advice. Legislation and secondary statutory instruments are subject to change. Always consult a qualified solicitor or housing law specialist for advice specific to your circumstances. Read the Act on legislation.gov.uk
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