The Renters’ Rights Act 2025 (“RRA 2025”) introduces significant reforms to the private rented sector in England. The aim is to improve security for tenants, raise housing standards and create a more transparent and accountable system for landlords.

This article provides an overview of the key changes and what they mean in practice.

Who Does the Act Apply To?

The RRA 2025 primarily affects the private rented sector in England. It applies to:

• Private landlords;
• Private registered providers of social housing;
• Providers of supported accommodation;
• Landlords offering temporary accommodation on behalf of local authorities.

Importantly, the RRA 2025 does not apply to local authority secure tenancies. While the legislation has limited impact in Wales, the main reforms are focused on England.

When Do the Changes Take Effect?

The reforms are being introduced in stages.

Some provisions came into force on 27 December 2025, however the most significant changes are expected from 1 May 2026. These include the end of “no fault” evictions, changes to tenancy structures and new tenant protections as explained within this article.

Further measures, such as a landlord ombudsman and a national landlord database are expected later in 2026, with additional reforms extending into 2027 and beyond.

The End of Fixed-Term Tenancies

One of the most fundamental changes is the abolition of fixed-term assured tenancies.

All new tenancies will become periodic (rolling) tenancies. This means:

• Tenancies will continue indefinitely until ended by either the landlord or the tenant;
• Rent periods must be monthly or for a period of less than 28 days; 
• Fixed-term clauses will no longer have legal effect.

Existing tenancies will automatically convert to periodic tenancies once the relevant provisions come into force on 1^st May 2026.

Abolition of “No Fault” Evictions

The RRA 2025 removes the provision which previously allowed landlords to use section 21 of the Housing Act 1988 to evict tenants without giving a reason.

Going forwards, landlords will only be able to recover possession by relying on specific legal grounds, serving a relevant and correctly drafted section 8 notice and obtaining a court order. Such grounds include matters such as rent arrears, anti-social behaviour or the landlord’s intention to sell or occupy the property.

This change is expected to provide greater security for tenants but it also means landlords must ensure they can evidence a valid reason when seeking possession.

Changes to Possession Grounds

Whilst “no fault” evictions are being abolished, the RRA 2025 expands and amends the existing grounds for possession.

Landlords will still be able to recover their property in defined circumstances but the process will be more structured. Courts will expect clear evidence and in many cases, possession will no longer be automatic.

There are also new safeguards. For example, landlords must generally comply with deposit protection rules and to register on a national database before the court will grant possession (although this latter protection is not expected to come into force until late 2026/early 2027).

Instructing a solicitor to advise on the new grounds for possession under the RRA 2025 is increasingly important for landlords because the legal landscape has shifted in a way that leaves far less room for error.

With the abolition of “no fault” evictions, landlords can no longer rely on a straightforward route to recover possession. Instead, every claim must now be based on a specific statutory ground and crucially, that ground must be properly evidenced and proven in court. This creates a more technical and in many cases, more demanding process.

A solicitor can help ensure that the correct ground is identified from the outset. Many of the revised and newly introduced grounds have detailed requirements, including notice periods, evidential thresholds and restrictions on when they can be used. Selecting the wrong ground or misunderstanding how it operates can lead to a claim being dismissed, cause delay, additional cost and potential loss of rental income.

New Rules on Rent Increases

The RRA 2025 introduces tighter controls on how and when rent can be increased.

Landlords will no longer be able to rely on rent review clauses in tenancy agreements. Instead, rent increases must follow a statutory process, typically requiring formal notice and giving tenants the opportunity to challenge increases through the First-Tier Tribunal.

In most cases, rent can only be increased once per year and arguably, tenants will have stronger rights to dispute excessive increases.

Ban on Rental Bidding

New rules introduced by the RRA 2025 will prohibit landlords from inviting or accepting offers above the advertised rent.

This is intended to create a fairer and more transparent market by preventing competitive bidding between prospective tenants.

We believe this will have particular effect on the residential rental market in London where demand is high and competition for well-presented properties is strong.

Landlords will therefore be well advised to carefully consider the rental market in the area their property is located before advertising the rental price of residential properties in the future.

Tenant Protection Against Discrimination

The RRA 2025 makes it unlawful for landlords to discriminate against prospective tenants because they:

• Have children; or
• Receive benefits.

Blanket bans such as “no DSS” or “no families” will no longer be permitted, except in limited circumstances where justification can be made, for example due to insurance requirements.

Tenants’ Right to Request a Pet

Tenants will have a new legal right to request permission to keep a pet. Such requests must be made in writing and contain a description of the pet.

Landlords must consider such requests and cannot unreasonably refuse them. Decisions must be made within a set timeframe and provided in writing.

This change reflects a shift towards greater flexibility in rental living, although landlords may still refuse where there is a valid reason.

What a ‘valid reason’ might be will likely depend heavily on the circumstances and we would suggest that landlords seek specialist legal advice on this point.

New Duties on Landlords, Stronger Enforcement and Penalties

The RRA 2025 introduces additional responsibilities for landlords, including a requirement to provide a written statement of key tenancy terms and information before the tenancy begins.

Failure to comply with these obligations can result in financial penalties. Local authorities will have strengthened enforcement powers, including the ability to investigate and issue fines.

Landlords who fail to comply with their obligations may face substantial financial penalties and in some cases, criminal liability. Rent repayment orders may also be made, requiring landlords to repay rent to tenants where certain offences have been committed.

In short, the strengthened enforcement regime means that compliance is no longer simply best practice, it is essential. Instructing a solicitor helps landlords navigate the new requirements with confidence, reduce risk and protect their position.

Introduction of a Landlord Ombudsman and Database

Further reforms include the creation of:

• A national landlord redress scheme (often referred to as a Landlord Ombudsman);
• A private rented sector database.

Landlords will be required to register and remain compliant. Failure to do so may result in penalties and could prevent landlords from regaining possession of their property.

It should be noted however, that these reforms are not expected to come into force until late 2026.

Improved Housing Standards

The legislation will extend key housing standards to the private rented sector, including:

• The Decent Homes Standard;
• “Awaab’s Law”, requiring landlords to investigate and resolve serious health hazards such as damp and mould within set timeframes.

These measures are designed to ensure safer and more habitable rental properties although these particular changes are not expected to be implemented until late 2026/early 2027.

What This Means in Practice

The RRA 2025 represents one of the most significant overhauls of the law governing the residential rental market in recent decades.

For tenants, it offers increased security, stronger protections and greater transparency.

For landlords, it introduces stricter compliance requirements and a more regulated environment.

It will therefore be important for landlords to understand their rights and obligations carefully as the reforms come into force.

How We Can Help

The changes introduced by the RRA 2025 are complex and will affect tenancy agreements, possession procedures and compliance requirements for landlords.

If you are a landlord and would like advice on how these reforms apply to your tenancies past, present or future, our specialist Dispute Resolution team can provide clear, practical advice to help landlords navigate these changes with confidence.

We assist with possession claims, including identifying the correct grounds, ensuring compliance with the new requirements and representing landlords where disputes arise. We also advise on regulatory obligations to minimise the risk of penalties, enforcement action and rent repayment orders, helping to protect your position.

Get in touch with our Dispute Resolution team on 0203 440 8000 or email adam.haffenden@tvedwards.com to discuss how we can support you.

Disclaimer: The information on the TV Edwards website is for general information only and reflects the position at the date of publication.

In May 2026, I will be taking on the Hackney Half Marathon in support of Samaritans, a charity that provides vital emotional support to people experiencing distress or crisis. As a junior solicitor in civil litigation, this is a cause that resonates with me not only on a personal level but also in the context of my professional life.

I am an avid runner, having enjoyed the sport since an early age and hope to beat my current personal best of 1 hour 47 minutes on race day. Whilst the challenge itself is important to me, the motivation behind it is even more significant.

Mental Health in the Legal Profession

The legal profession is widely recognised as demanding and at times, emotionally challenging. Long hours, high expectations and the nature of the work can place considerable pressure on solicitors at all stages of their careers, particularly those who are newly qualified.

I feel that supporting Samaritans is one way of contributing to a broader conversation about mental health within the profession. Their work helps to ensure that anyone struggling has access to a listening ear, free from judgement. By raising funds and awareness, I hope to play a small part in reducing stigma and encouraging more open discussions about mental wellbeing among legal professionals.

Supporting Clients Beyond the Legal Issue

Working in civil litigation often involves engaging with individuals at difficult points in their lives. Whether the matter relates to personal disputes, housing issues or other sensitive circumstances, clients can be under significant emotional strain.

Samaritans provides a service that complements, in many ways, the support solicitors aim to offer their clients. While we advise on legal rights and remedies, organisations like Samaritans are there to support individuals emotionally through challenging times.

I believe that fundraising for this charity is therefore not only about giving back to the community but also about recognising the broader needs of those we work with.

Professional Responsibility and Giving Back

As solicitors, we are in a position of trust and responsibility. Supporting charitable causes is one way of demonstrating a commitment to the wider community and to issues that extend beyond our immediate work.

By fundraising for Samaritans, I hope to contribute to a cause that has a tangible and positive impact. It also reflects values that are central to the legal profession and my own personal morality; empathy, integrity and a commitment to supporting others.

A Personal Challenge with a Purpose

Training for a half marathon requires discipline, consistency and resilience which are qualities that are equally important in legal practice. Setting a goal to improve on my personal best adds an extra layer of motivation but the real focus is on raising funds and awareness for an important cause.

Fundraising has also been a rewarding experience in itself. It provides an opportunity to connect with colleagues, friends and clients and to be part of a collective effort to support a meaningful organisation, all things which are particularly important to me.

While writing this article and reflecting on how I maintain my mental health in such a demanding profession, I realised it would be a valuable opportunity to connect with my colleagues at TV Edwards. I was keen to learn how others look after their mental wellbeing and to gather any tips or suggestions they might be willing to share.

Many colleagues were generous in sharing what works for them and it was really reassuring and insightful to see the variety of ways people prioritise their mental health. Some of their suggestions included:

“Wild water swimming! I love that no one can contact me for that hour and it really resets me on a Saturday morning for the weekend.”

“I am also a runner and find exercise is amazing for clearing my head and sorting out my stresses.”

“Feeling overwhelmed? Try this – pause and zoom out. Picture the Earth turning in the vast universe. Your problems are still real but also small in the grand scheme. Sometimes that shift in perspective is enough to help you take the next step and make a problem seem more manageable.”

“Swimming is wonderful for my mental health. No matter how stressed I am, I am always calmer after a swim. Outdoor swimming is even better.”

“Yoga and sound baths!”

“Most lunchtimes whether I am working from home or at the office, I’ll go for a run. Partly a practical thing because it’s harder to find time in the evening around the kids, but it also breaks the day up and makes the afternoon much easier to tackle.”

“A hot chocolate in the sunshine!”

Thank you to those that shared their thoughts with me!

Why Samaritans?

Samaritans operates a 24/7 service for anyone who needs someone to talk to, offering confidential, non-judgemental support. At a time when conversations around mental health are increasingly important, their work remains as vital as ever.

In both our professional and personal lives, we will all encounter moments of difficulty. Knowing that there is somewhere to turn can make a significant difference. Supporting Samaritans helps to ensure that this service continues to be available to those who need it most.

If you would like to support my fundraising efforts or learn more about the work Samaritans do, please check out their website: https://www.samaritans.org/how-we-can-help/contact-samaritan/ and if you are able to, I invite you to make a donation however big or small using my fundraising link: https://www.justgiving.com/page/rosie-child-1?utm_source=EmailShare_SFMC&utm_medium=email_social&utm_campaign=LFCFRUK_Day7_1DonSelf

Thank you for supporting this amazing cause and me in my challenge!

Disclaimer: The information on the TV Edwards website is for general information only and reflects the position at the date of publication.

The Commonhold and Leasehold Reform Act 2002 introduced commonhold as an alternative to leasehold property ownership in England and Wales. However, commonhold has not gained significant traction, largely due to its complexity and lack of support. The Leasehold and Freehold Reform Act 2024 aims to overhaul property ownership laws, proposing reforms to make commonhold more accessible to developers and homeowners. These changes could significantly impact businesses across property development, management, and legal sectors, driving innovation and adaptation.

What is Commonhold?

Commonhold allows individual units within a building or development to be owned outright by the occupants, while shared areas (like hallways, gardens, and elevators) are collectively owned by all unit owners through a commonhold association. This differs from leasehold, where the land is owned by a separate freeholder, giving commonhold a more democratic structure. Despite its potential, commonhold has not been widely adopted due to its complexity and lack of understanding among developers and potential homeowners.

Benefits of Commonhold

Commonhold offers several advantages over leasehold:

1. Long-Term Ownership: Unlike leaseholds, which lose value as the lease term decreases, commonhold provides permanent ownership of individual units;

2. Improved Property Management: In leasehold properties, landlords and managing agents often oversee maintenance. Commonhold allows unit owners to manage their own affairs through the Commonhold Association, ensuring more accountability; and

3. Standardised Documentation: Commonhold uses standardised agreements, reducing the inconsistencies often seen in individual lease agreements. This makes property management simpler and more transparent.

These benefits make commonhold an attractive alternative, addressing issues like depreciation of leasehold values, inconsistent management, and complex lease terms.

Limitations of Commonhold

While commonhold offers many benefits, there are some limitations:

1. Collective Decision-Making: Like share-of-freehold arrangements, commonhold requires all owners to make decisions collectively. This can lead to disagreements over property management, especially when owners have differing priorities;

2. Lack of Statutory Protections: Unlike leaseholders, commonhold owners do not have legal protections to challenge the reasonableness of service charges, leaving them vulnerable to unfair charges; and

3. Restrictions on Leasing: Commonhold also limits the ability to lease units for more than seven years, which could deter investors or owners who want long-term rental income.

Impact on Businesses

The proposed reforms could significantly affect businesses in several areas:

1. Property Development: Many developers currently focus on leasehold properties, where they retain control over the land and collect ground rents. With commonhold, developers may lose these revenue streams. However, commonhold could offer a more transparent and secure ownership model, which may appeal to buyers.

2. Mortgage Lending: Lenders may be concerned about the absence of forfeiture as a method of debt recovery in commonhold (as this allows landlords to regain control of a property if the tenant defaults on rent). Without this option, lenders may face challenges recovering debts if owners default, raising concerns about the financial stability of commonhold.

3. Property Management: Businesses in property management will need to adjust to the collective ownership model of commonhold. Instead of relying on a single landlord or agent, management responsibilities are shared among owners. This could create opportunities for property management companies to offer services tailored to the unique needs of commonhold communities.

4. Impact on the Housing Market: If commonhold becomes more widely adopted, buyers may increasingly prefer properties with clear, long-term ownership structures that do not involve ground rent payments or the risks of leasehold enfranchisement. This could lead to changes in property pricing, demand, and investment strategies.

Conclusion

The Leasehold and Freehold Reform Act 2024 represents a significant shift in property ownership law. While the transition to commonhold may present challenges, it offers businesses the chance to innovate and adapt in a market that values transparency and long-term security, and businesses in the property sector must embrace these changes to stay competitive and meet evolving consumer demands.

This article was first published in London Business Matters in March 2026.

Disclaimer: The information on the TV Edwards website is for general information only and reflects the position at the date of publication.

Introduction

County Court proceedings can often feel daunting for individuals and businesses alike, particularly for those unfamiliar with the civil litigation process. From pre-action requirements to strict procedural rules and case management deadlines, there are many stages at which mistakes can be costly. Understanding how a claim progresses through the County Court, the different tracks it may be allocated to, and what is expected of the parties involved is therefore essential. This blog provides an overview of the key stages of a County Court claim in England and Wales and highlights the importance of obtaining appropriate legal advice throughout the process.

Pre-Issue Steps

Before making the decision to pursue a claim through county court proceedings, the claimant ought to have taken all reasonable steps to resolve the dispute with the defendant as well as having served an appropriate letter before action in accordance with any relevant Pre-Action Protocol.

Both potential claimants and defendants alike will want to carefully consider the benefit of instructing a solicitor at this pre-action stage to obtain vital advice on their legal position and the likely prospects of success of their potential claim or defence, as well as valuable representation in the preparation of a suitable letter before action and in the potential pre-action negotiations.

Legal representation at this early stage can ensure that the parties are well informed from the outset which can allow them to make decisions on appropriate settlement options thus negating the need for court proceedings at all.

Filing and Issuing the Claim with the County Court

Unfortunately, sometimes litigation cannot be avoided and the claimant may proceed to file their claim with the county court.

In certain circumstances and if the claim is for money only, the claimant may decide to issue the claim using the Money Claim Online service. In most other cases, the claimant will file their claim at the county court local to the parties.

Once received by the court, the claim will be ‘issued’ by the court and the Defendant will usually have 14 days from this date to file and serve their defence.

If the defendant has not already instructed a solicitor, they may consider doing so at that stage so that they may be guided through the process of preparing a robust defence (if they intend to defend the claim) and/or obtaining more time to respond to the claim.

The Four ‘Tracks’

If the defendant does file a defence, the court will then provisionally allocate the claim to the most appropriate ‘track’.

There are four civil court tracks in England and Wales; the Small Claims Track, Fast Track, Intermediate Track and Multi-Track.

Which track the claim will be allocated to is determined by the claim value and complexity and how the claim will then proceed through the court will depend on the track it is allocated to.

• Small Claims Track: For lower-value, less complex disputes, generally up to £10,000 (excluding personal injury/housing), with limited cost recovery for the successful party.
• Fast Track: For claims between £10,000 – £25,000 (excluding complex cases), features fixed recoverable costs schemes and stricter case management.
• Intermediate Track: For less complex claims from £25,000 – £100,000, also with fixed recoverable costs scheme and more involved case management procedures.
• Multi-Track: For very complex cases or claims over £25,000 (or £100,000 for some cases), allowing flexible case management and detailed costs assessment.

Case Management

There are different procedural rules which govern the case management of claims on the different tracks and so the steps which must be taken by the parties before a trial can take place will vary depending on the type of claim in question.

For example, in the Small Claims Track, the parties will likely be required to deliver copies of all documents on which they intend to rely to both the other parties and the court by a date set by the court in the proceedings. The parties are also likely to be required to partake in a mandatory mediation through the Small Claims Mediation Service.

The procedural case management steps in Fast Track, Intermediate Track and Multi-Track claims will often be much more involved and time consuming. In claims allocated to such tracks, the parties can expect to be required to carry out some or all of the following procedural steps before their claim reaches trial;

• Completion of directions questionnaires to assist the court in making appropriate case management decisions;
• Preparation of costs budgets (although this depends on the track the claim is allocated to);
• Attendance at a directions hearing or costs and case management conference;
• Disclosure of documents relevant to the claim by both parties;
• Exchange of written witness evidence (usually in the form of a witness statement);
• Instruction of an appropriate expert witness and the exchange of an associated evidence;
• Attendance at a pre-trial review hearing;
• Preparation of trial bundles often to include all papers relevant to the claim organised as directed by the court or Civil Procedure Rules.

The above is by no means an exhaustive nor definite list and the case management/procedural steps the parties are directed to complete, will be case dependent. However, in each case the parties will be required to complete the relevant procedural steps by deadlines set by the court and a failure to meet these deadlines can be catastrophic to a party’s case.

Whilst it is therefore useful for parties to litigation to have an understanding of generally what to expect from county court proceedings, claimants and defendants alike will likely find it particularly beneficial to engage a solicitor specialising in dispute resolution and civil litigation to represent and guide them through the proceedings and to hopefully, a successful resolution.

The Benefits of Legal Representation in a County Court Claim

Legal representation can help to alleviate the often inevitable emotional strain and distress that come with legal disputes and particularly court proceedings. There is no doubt that county court proceedings and particularly those allocated to the Fast Track, Intermediate Track and Multi-Track, are time consuming, stress-inducing and complex.

However, solicitors specialising in dispute resolution and civil litigation and trained and practiced in court procedure and case management. The practice of all solicitors is also underpinned by the 7 SRA Principles which (amongst other things) require solicitors to act in a way that upholds the constitutional principle of the rule of law, and the proper administration of justice and act in the best interest of each client.

In instructing a suitably qualified and experienced solicitor to represent them in a dispute, parties can therefore feel supported and well advised throughout the county court process in accordance with their solicitor’s duty to the court and to their client.

How we can Help

Our experienced Dispute Resolution team can provide strategic advice, manage risk and ensure that your interests are protected to produce a more favourable outcome.

Contact us for a free, no obligation initial discussion on 020 3440 8000 or email adam.haffenden@tvedwards.com

Disclaimer: The information on the TV Edwards website is for general information only and reflects the position at the date of publication.