The Renters’ Rights Act 2025 represents the most significant reform to the private rented sector in England in decades. With sweeping changes coming into force in May 2026 and beyond, landlords must understand how these reforms affect tenancy agreements, eviction rights, rent increases, and compliance obligations.
The Renters’ Rights Act 2025 is new UK housing legislation designed to rebalance the rental market by strengthening tenants’ protections while still outlining clear responsibilities for landlords. It replaces the old assured shorthold tenancy (AST) structure and introduces a modernised framework for how private rentals operate.
One of the most talked-about reforms is the end of Section 21 no-fault eviction notices. Landlords will no longer be able to evict tenants without a valid legal reason. Instead, possession must be sought under specific grounds, such as persistent rent arrears, antisocial behaviour, a genuine intention to sell the property, or if the landlord (or close family member) plans to move in.
From 1 May 2026 most private tenancies will automatically convert to assured periodic tenancies with no fixed end date. This gives tenants greater security of tenure while compelling landlords to follow defined possession grounds if they need to regain their property.
Under the new framework, landlords must provide appropriate written notice when using permitted grounds for possession. Notice periods may vary depending on the reason for seeking possession. Tenants also have rights to challenge notices in court if the landlord cannot prove the grounds are valid.
The Act standardises how rent increases are handled. Landlords can increase rent once per year by following a statutory notice procedure, helping to avoid unexpected hikes or informal “bidding wars” over rental levels. This change promotes fairness and predictability in rent adjustments.
New protections also prohibit discriminatory practices. Landlords can no longer refuse renting to families with children or tenants claiming benefits — and must consider reasonable requests for pets. Discriminatory conduct can result in fines enforced by local authorities.
The government will introduce a Private Rented Sector Database and require landlords to join a PRS Ombudsman scheme. These systems aim to improve transparency and ensure faster, impartial dispute resolution. House of Commons Library
Local authorities will have enhanced enforcement powers with potentially significant civil penalties for breaches. This includes fines for failures to correctly advertise rents, discrimination against protected groups, or not following the new tenancy rules.
The reforms mark a new era for private landlords in England. While tenant rights are significantly strengthened, the changes also offer clarity around rent adjustments, possession procedures, and compliance expectations. For landlords, that means:
Complying early can reduce legal risk, improve tenant relationships, and ensure rental properties meet evolving regulatory expectations.
Though complex, the Renters’ Rights Act 2025 aims to modernise the private rented sector. At Open Property Group, we recommend landlords start preparing now to understand their obligations and adapt smoothly. As the law rolls out, professional advice from qualified solicitors or property specialists will be key to compliance and risk management.
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