Renters’ Rights Act Article 2025
The Renters’ Rights Act 2025: Key Changes Explained for Landlords and Tenants
The Renters’ Rights Act 2025 (the Act) introduces significant reforms to the private rental sector. It will change how residential properties are let, managed, and repossessed, strengthening protections for tenants while imposing additional obligations on landlords.
The Act received Royal Assent on 27 October 2025. It will come into force in three stages, beginning on 1 May 2026.
Stage One – 1 May 2026
• Abolition of section 21 “no-fault” eviction notices
• End of most Assured Shorthold Tenancies (ASTs)
• Reform possession grounds
• Limit rent increases to once per year
• Ban advances of rent
Stage Two – expected by the end of 2026
• Introduction of the mandatory Private Rented Sector (PRS) Database.
• Launch of the Landlord Redress Scheme.
• Establish PRS Landlord Ombudsman once database established.
Stage Three – expected 2035-2037
• Introduction of the Decent Homes Standard for PRS
• Extend Awaab’s Law to PRS
Abolition of Section 21 “no-fault” evictions
A key change under the Act is the abolition of Section 21 “no-fault” evictions for both new and existing tenancies. Previously, landlords could evict tenants without giving a reason, provided they gave at least two months’ notice, but this will no longer be allowed.
From 1 May 2026, the Section 8 Grounds will apply.
The changes to the Section 8 Mandatory Grounds are summarised in the table below.
Mandatory Grounds
| Ground | Points to Note | Notice Period |
|---|---|---|
| 1. Occupation by Landlord or family | Tenancy must have existed for more than 12 months before the notice expires. | 4 months |
| 1A. Sale of dwelling house | Private landlord intends to sell property; tenancy must have existed for more than 12 months before the notice expires. Does not apply to social landlords until 2027 and private landlords with tenant on an assured ‘lifetime tenancy’. | 4 months |
| 1B. Sale of dwelling house that is part of Rent to Buy | A landlord can only use this if they have offered the tenant the opportunity to buy the property at the end of the scheme. Does not apply to social landlords until 2027. | 4 months |
| 2. Sale by mortgagee | Lender e.g. bank exercises power of sale requiring vacant possession. | 4 months |
| 2ZA. Possession when superior lease ends | Landlord’s lease is under a superior tenancy that is terminated by the superior landlord. Can only be used by agricultural landlords, supported accommodation or a company majority owned by a local authority. Social landlords can use from 2027. | 4 months |
| 2ZB. Possession when fixed term superior lease ends | After superior tenancy ends, superior landlord becomes tenant’s direct landlord and seeks possession. Superior lease must be for a fixed term of over 21 years. | 4 months |
| 2ZC. Possession by your superior landlord | After a superior tenancy ends, superior landlord becomes the tenant’s direct landlord and seeks possession. Original landlord must have rented out the property under an assured tenancy and was an agricultural landlord, providing supported accommodation, or a company that the council owns half of or more. Superior landlord cannot use ground until 2027 if original landlord was a social landlord. | 4 months |
| 2ZD. Possession by superior landlord (fixed term) | After superior tenancy ends, the superior landlord becomes tenant’s direct landlord and seeks possession; where fixed term of over 21 years has expired. | 4 months |
| 4. Student accommodation | Can only be used by universities and colleges, only applies to student accommodation and the property will need to have been let to students within the 12 months before start of tenancy. | 2 weeks |
| 4A. Student Let | A landlord can recover possession of HMO let to full-time students at the end of the academic year (1 June to 30 September), to let it to new students again. If tenancy was agreed more than six months before the tenancy started, will need to give advance notice that you intend to use the ground. | 4 months |
| 5. Ministers of religion | If rented out property that is usually used to house a minister of religion, can use this ground if property needed for that purpose again. | 2 months |
| 5A. Occupation by agricultural worker | Landlord requires possession to house someone who will work for them as an employed or self-employed agricultural worker. | 2 months |
| 5B. Occupation by person who meets employment requirements | Social landlord requires property to let to someone based on employment eligibility e.g. key workers. Social landlords cannot use this ground until 2027. | 2 months |
| 5C. End of employment by the landlord | Where landlord employed tenant and property was rented out as part of their employment, ground can be used if tenant is no longer an employee OR the tenancy was not meant to last the duration of the tenant’s employment and the property is needed for a new employee. Ground can be used when property is let to police constables who are not classed as employees. | 2 months |
| 5D. End of employment requirements | Social landlord or private registered provider of social housing granted the tenancy because of tenant’s employment eligibility, and they no longer meet criteria. Changes to social landlords applies in 2027. | 2 months |
| 5E. Occupation as supported accommodation | Property held for use as supported accommodation and current tenant did not enter the tenancy to receive care, support or supervision and need to rent out as supported accommodation again. | 4 weeks |
| 5F. Dwelling-house occupied as supported accommodation | Provider requires possession because support services stopped or funding ended or provision no longer meeting tenant’s needs. | 4 weeks |
| 5G. Tenancy granted for homelessness duty | Property used as temporary accommodation for a homeless household and Local Authority has notified the landlord that the tenancy is no longer required. Need to start process within 12 months of council notifying you. | 4 weeks |
| 5H. Occupation as ‘stepping stone accommodation’ | Tenant will need to be a particular age or within a particular age range, in work or actively looking for work, paying a lower rent to transition to living independently, and no longer meets this eligibility criteria, or a limited period has come to an end. Social landlord can use ground from 2027. | 2 months |
| 6. Redevelopment | Landlord seeking possession to redevelop or demolish property which cannot be done with the tenant in place. Usually, must be over 6 months after tenancy starts, and landlord must demonstrate changes cannot be done with tenant living there. Social landlord will need to provide alternative accommodation, unless gave tenant notice before tenancy started that you intend to use ground 6. Social landlords can use ground from 2027. | 4 months |
| 6A. Decant accommodation | Alternative accommodation will need to be available from when tenant is evicted. If social landlord let out and tenant has been housed in alternative accommodation, changes will apply from 2027 if where they were living before was or is being redeveloped. | 4 months |
| 6B. Compliance with enforcement action | Landlord subject to enforcement action by the Local Authority or by First-tier Tribunal and needs to regain possession to become compliant. Refused/revoked HMO licences etc. | 4 months |
| 7. Death of tenant | Tenancy was passed on by will or intestacy. Will not apply if person lived with tenant before they died, unless it is a ‘special tenancy’, e.g. a social housing tenancy. Social landlords cannot use ground until 2027. | 2 months |
| 7A. Severe antisocial or criminal behaviour | Tenant/person living with tenant/person visiting tenant convicted of criminal behaviour or breached an order to prevent antisocial behaviour. | Immediately* |
| 7B. No right to rent | If at least one tenant has no right to rent. | 2 weeks |
| 8. Rent arrears | Tenant must owe at least 3 months’ rent, if they pay monthly, or at least 13 weeks’ rent, if rent is paid weekly or fortnightly. Tenant cannot be evicted if they pay off owed amount or owe less than the amounts above by the time you get to court. Exemption for outstanding universal credit payments. | 4 weeks |
Discretionary Grounds
If you seek possession through the courts on a discretionary ground, it will be up to the court to decide whether it is reasonable to evict your tenant, even where there is evidence against your tenant.
There are fewer changes to the Section 8 Discretionary Grounds, which are summarised in the table below.
| Ground | Points to Note | Notice Period |
|---|---|---|
| 9. Suitable alternative accommodation | Suitable alternative accommodation is available for the tenant. | 2 months |
| 10. Any rent arrears | Tenant is in any amount of arrears when notice is served and on the day of court hearing. | 4 weeks |
| 11. Persistent arrears | Tenant has persistently delayed paying rent. | 4 weeks |
| 12. Breach of tenancy | Tenant has breached one or more terms in tenancy agreement (excluding non-payment of rent). | 2 weeks |
| 13. Deterioration of property | Tenant has allowed the condition of the property to deteriorate. | 2 weeks |
| 14. Antisocial behaviour | Tenant or anyone living/visiting the property commits antisocial behaviour/indictable offence in or near property. | Immediately* |
| 14A. Domestic abuse | Can evict the perpetrator if partner has left property and is unlikely to return. Social landlords cannot use until 2027. | 2 weeks |
| 14ZA. Rioting | Tenant or other adult living at the property convicted of an indictable offence at a riot in the UK. | 2 weeks |
| 15. Deterioration of furniture | Tenant has allowed the condition of the furniture to deteriorate. | 2 weeks |
| 17. False statement | Tenancy was granted due to a false statement of the tenant or someone acting on behalf of the tenant. | 2 weeks |
| 18. Supported accommodation | Tenancy is used for supported accommodation, and the tenant is refusing to engage with the support. | 4 weeks |
*However, the court will not be able to make a possession order for 14 days from the date notice is given.
As summarised in the table above, the threshold for rent arrears has also been raised from two to three months, and the required notice period has increased from two weeks to four.
Sale of property
The Act also introduces a new mandatory ground for possession where the landlord intends to sell the property. This requires a minimum of four months’ notice and specifies that twelve months of the tenancy must have elapsed before the notice expires. This is to ensure that tenants benefit from a twelve-month protected period at the beginning of their tenancy, in which they cannot be evicted, with the notice period providing tenants more time to find new accommodation.
Abolishing Assured Shorthold Tenancies (ASTs)
An assured shorthold tenancy (AST) is a residential tenancy that allows tenants to occupy a property for a fixed term. Under the new reforms, ASTs will be abolished and replaced with ‘assured periodic tenancies’ that run on a rolling basis rather than a fixed term, giving tenants greater flexibility. Tenants wishing to end their tenancy must provide at least two months’ written notice, expiring at the end of a rental period, and any longer contractual notice periods will be overridden by statute.
All assured tenancies must have a rental period that is either monthly or shorter than 28 days, such as weekly.
In addition, landlords of tenancies converting to periodic tenancies on 1 May 2026 are required to give tenants an information sheet, to be published by the government beforehand.
Advance payments of rent
The Act will amend the Tenant Fees Act 2019 to prevent landlords and letting agents from demanding rent before a tenancy begins. After signing the tenancy agreement, landlords will only be able request up to one month’s rent (or 28 days for shorter rental periods) before the tenancy starts.
After the tenancy has begun, landlord’s will not be able to require rent to be paid in advance of the agreed due date, protecting tenants from large upfront payments.
Rent review changes
Rent increases will only be permitted through the statutory section 13 procedure, with at least two months’ notice to be served on the tenant, and no increase will take effect until at least 52 weeks after the tenancy begins. Rent reviews will be limited to once per year, and tenants will be able to appeal to the First-tier Tribunal. The tribunal will only be able to confirm or reduce the proposed rent, and will not be able to increase it, even if the landlord’s proposal is below market value.
Compliance obligations
The Act introduces further compliance requirements for landlords, including a new ‘private rented sector database’ requiring landlords in England to register themselves and their properties for a fee. Landlords who advertise or let a property without registering may face civil penalties of up to £7,000, rising to £40,000 for persistent breaches, and will be unable to obtain a possession order except in cases involving tenant anti-social behaviour. The Act will also establish a Private Rented Sector Ombudsman, which all private landlords must join, even if they use a managing agent. Tenants will be able to make complaints to the service free of charge, and the ombudsman will have the power to issue binding decisions and compel landlords to apologise, provide information, take remedial action, or pay compensation. Landlords will also be able to access guidance and support from the ombudsman to help them handle tenant complaints more effectively.
The Renters’ Rights Act 2025 introduces significant changes for landlords and tenants, from abolishing no-fault evictions and limiting rent increases, to new compliance requirements and protections around property sales. Landlord’s will need to adapt their practices to meet the new rules, while tenants will benefit from clearer rights. Staying informed and prepared will be the key to ensuring a smooth transition under the new legislation.
Contacting our Firm:
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