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 1st 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 disputes@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.
