Renters Rights Act 2025

Overview

The Renters’ Rights Act 2025 is now law. It introduces the most significant changes to private renting in decades, aiming to make renting fairer and more secure for tenants while providing clarity for landlords. A guide to the Renters Rights Act can be found here.

The Key Changes are:

Abolish section 21 evictions and move to a simpler tenancy structure where all assured tenancies are periodic – providing more security for tenants and empowering them to challenge poor practice and unfair rent increases without fear of eviction.
Ensure possession grounds are fair to both landlords and tenants, giving tenants more security, while ensuring landlords can recover their property when reasonable. The Act introduces new safeguards for tenants, giving them more time to find a home if landlords evict to move in or sell their property, and ensuring unscrupulous landlords cannot misuse grounds.
Provide stronger protections against backdoor eviction by ensuring tenants are able to appeal excessive above-market rents which are purely designed to force them out. As now, landlords will still be able to increase rents to market price for their properties but only once a year following a formal notification procedure.
Introduce a new Private Rented Sector Landlord Ombudsman that will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord. This will bring tenant-landlord complaint resolution in line with established redress practices for tenants in social housing and consumers of property agent services.
Create a Private Rented Sector Database to help landlords understand their legal obligations and demonstrate compliance (giving good landlords confidence in their position), alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement. It will also support local councils – helping them target enforcement activity where it is needed most. Landlords will need to be registered on the database in order to use certain possession grounds.
Give tenants strengthened rights to request a pet in the property, which the landlord must consider and cannot unreasonably refuse.
Apply the Decent Homes Standard to the private rented sector to give renters safer, better value homes and remove the blight of poor-quality homes in local communities.
Apply ‘Awaab’s Law’ to the sector, setting clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards.
Make it illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children – helping to ensure everyone is treated fairly when looking for a place to live.
End the practice of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent. Landlords and agents will be required to publish an asking rent for their property and it will be illegal to accept offers made above this rate.
Strengthen local authority enforcement by expanding civil penalties, rent repayment orders, introducing a package of investigatory powers and bringing in a new requirement for local authorities to report on enforcement activity.

The key provisions of the Renters Rights Act 2025 will be introduced in 3 main phases which are set out in the governments published Roadmap

Phase 1 – Tenancy Reform - From 1 May 2026 for private rented sector tenancies (PRS)

Abolish section 21 ‘no fault’ evictions – landlords in the PRS will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants.
Introduce Assured Periodic Tenancies in the PRS – the vast majority of new tenancies and existing tenancies in the PRS will become Assured Periodic Tenancies. This means tenants will be able to stay in their property for as long as they want, or until a landlord serves a valid section 8 notice (new grounds for possession will be introduced). Tenants will be able to end their tenancy by giving two months’ notice. Currently this only applies to private rented tenancies but changes to social housing tenancies in 2027.
Reform possession grounds in the PRS so they are fair for both parties – landlords will only be able to evict tenants when they have a valid reason. Possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in serious persistent rent arrears.
Limit rent increases to once a year in the PRS – landlords will have to follow the revised section 13 procedure and provide the tenant with a notice detailing the proposed rent increase at least two months before it is due to take effect.
Ban rental bidding and rent in advance – landlords and letting agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent. Landlords and agents will also not be able to request more than one month’s rent in advance.
Make it illegal to discriminate against renters who have children or receive benefits – landlords and letting agents will not be able to do anything to make a tenant less likely to rent a property (or prevent them from renting it) because they have children or receive benefits. This includes withholding information about a property (including its availability), stopping someone from viewing it, or refusing to grant a tenancy.
Require landlords in the PRS to consider tenant requests to rent with a pet – landlords will have an initial 28 days to consider their tenant’s request, and they will have to provide valid reasons if they refuse it.
Strengthen both local council enforcement and rent repayment orders - civil penalties will be expanded, and there will be a new requirement for local councils to report on enforcement activity. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled (up to 24 months), and repeat offenders required to pay the maximum amount.

Phase 2 – From Late 2026

This will introduce the PRS Database, and PRS Landlord Ombudsman:

Stage 1: Regional rollout of the Database for Landlords and Local Councils. It is proposed to roll out the Database from late 2026. Signing up to the PRS Database will be mandatory for all PRS landlords and they will be required to pay an annual fee which will be confirmed closer to launch. Regulations will mandate landlord registration, payment of a fee and the provision of key information by landlords.
Stage 2: National rollout of the Database and Introduction of the Ombudsman. The Ombudsman will provide a redress service for private rented sector tenants when things go wrong. It will also support landlords with tools, guidance and training on handling complaints from tenants early. The Ombudsman scheme will be mandatory for PRS landlords. Landlords will be required to fund the service through a fair and proportionate charging model.

Phase 3 – From 2035

Introduce a Decent Homes Standard (DHS) to the PRS for the first time. This will ensure that all PRS properties meet a minimum standard of housing quality and provide local councils with powers to take enforcement action if PRS properties fail to meet it. It is proposed that it is brought into force in either 2035 or 2037.
The Government has consulted on plans to require all domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place.
It is proposed to extend Awaab’s Law to the PRS, setting clear legally enforceable timeframes within which PRS landlords must make homes safe where they contain serious hazards. This will empower tenants to challenge dangerous conditions in their homes. The government will consult on the details of this policy, including implementation timescales, in due course.

Advice and Support:

For Tenants

Ending Your Tenancy - Under periodic tenancies, you can end your tenancy by giving written notice (usually two months) that aligns with your rent period.
Challenging Rent Increases - If you believe a rent increase is unfair, you can challenge it through the prescribed process.
Pets - Submit your request in writing. Landlords must respond with valid reasons if refusing.
Facing Discrimination - If you are refused because of children or benefits, keep evidence and seek advice promptly.
Property Standards - Report issues like damp or mould and other hazards to your landlord. If your landlord fails to respond or take any action please contact the private sector housing team by emailing heretohelp@gloucester.gov.uk or alternatively call 01452 396396. Keep records and escalate if hazards persist.

For Landlords

As a landlord, it is your responsibility to read the Renters Rights Act guidance in full. You must make the necessary changes to your letting practices to ensure you’re ready and compliant with the new law when it’s implemented on 1st May 2026. The government has just launched it awareness campaign for landlords and also produced a readiness checklist.

Update tenancy agreements to periodic templates - If you already have a written record of the terms of the tenancy agreement,  then you won’t need to change or reissue it. Instead, you’ll need to provide the tenant with a government-produced information sheet explaining how the tenancy has changed. The government will publish this information sheet in March 2026. If your existing tenancy doesn’t have any written record of the terms of the agreement – perhaps because it is based on a verbal agreement between you and your tenant – then you’ll need to provide certain information about the tenancy to your tenant in writing. You will need to do this instead of providing the information sheet. The government will publish further guidance on this in January 2026.
Familiarise yourself with revised Section 8 grounds for seeking possession of your property.
Remove rent bidding practices and ensure compliance with rent increase rules.
Get Ready for the PRS Database and Ombudsman - Gather certificates (Gas Safety, EPC, EICR), deposit compliance proofs, and property licences for registration.
Responding to Council Investigations - Councils can request documents and inspect premises. Keep accurate records and respond promptly.
Advertising and Applications - Ensure adverts and policies do not discriminate against families or benefit recipients.
What will happen if a landlord does not comply with the Renters Rights Act 2025 - As a landlord, it’s important to familiarise yourself with the new requirements and take any necessary actions to make sure you comply. If you don’t comply with the law, local councils may impose a civil penalty on you of up to £40,000, start a criminal prosecution as well as other legal actions such as rent repayment orders (RRO's).

A number of national organisations are already providing advice, training and toolkits for landlords to support them to prepare for the Renters Rights Act.

The National Residential Landlords Association (NRLA) everything you need to know support package and compliance checklist can be found here.

Leaders Estate and Letting Agents has produced a guide for landlords that can be found here.

DASH Services has launched free eLearning courses to support the implementation of the Renters Rights Act. The courses can be accessed here.

Renters’ Rights Act 2025 – FAQ

What is the Renters’ Rights Act 2025? - It is a major reform of private renting in England, designed to make renting fairer and more secure for tenants while providing clarity for landlords. It abolishes “no‑fault” evictions, introduces periodic tenancies, and strengthens enforcement powers.

Has the Act passed? - Yes. The Bill received Royal Assent in October 2025 and is now law.When do the changes take effect?
Council investigatory powers: Active from 27 December 2025.
Tenancy reforms (end of Section 21, periodic tenancies, rent rules): From 1 May 2026.
PRS Database and Landlord Ombudsman: Expected late 2026.
Decent Homes Standard and Awaab’s Law for PRS: Timings to be confirmed.

Does this apply everywhere in the UK? - Currently, the Act applies to England only. Scotland, Wales and Northern Ireland have separate housing legislation.

What happens to Section 21 evictions? - Section 21 “no‑fault” evictions are abolished. Landlords must use updated Section 8 grounds (e.g., selling the property, moving in, serious arrears, anti‑social behaviour).

What is a periodic tenancy? - All assured shorthold tenancies will convert to rolling periodic tenancies. There are no fixed terms; tenants can give notice to leave, and landlords can seek possession only on valid grounds.

Do existing tenancies change automatically? - Yes. Most ASTs will convert when Phase 1 starts. Transitional rules apply for notices served before commencement.

How often can rent be increased? - Once per year, following the statutory process. Tenants can challenge excessive increases.

Can landlords still ask for rent in advance? - Yes, but only up to one month’s rent. Larger upfront payments are banned.

Is rent bidding allowed? - No. Landlords and agents cannot invite bids above the advertised rent.

Can I keep a pet? - You can request permission in writing. Landlords must consider requests reasonably and respond within set timeframes, giving valid reasons if refusing.

What if I’m refused because I have children or receive benefits? - That is unlawful under the Act. Keep evidence and seek advice immediately.

How do I end my tenancy? - Give written notice (usually two months) that aligns with your rent period. Check your agreement for details.

What if my home has damp or mould? - Report issues in writing with photos and dates to the private sector housing team heretohelp@gloucester.gov.uk . Keep records. Standards reforms (including Awaab’s Law timeframes) will apply to PRS soon.

What should landlords do now? - Update tenancy agreements to periodic templates.
Familiarise yourself with revised Section 8 grounds.
Remove rent bidding practices.
Prepare for the PRS Database and Ombudsman by collating compliance documents.

What are the new enforcement powers? - Councils can request documents, inspect premises, and in defined cases enter properties with a warrant. Penalties for non‑compliance have increased.

What is the Landlord Ombudsman? - A new service launching in late 2026 to resolve disputes without going to court.

How can tenants challenge rent increases or unfair treatment? - Through the statutory process and, once operational, via the Ombudsman.

Further Information

Who can I contact for help? - You can contact the Private Sector Housing team or homelessness team at heretohelp@gloucester.gov.uk or 01452 396396 or national advice services such as Shelter and Citizens Advice.