The Renters’ Rights Act 2025 – A New Era for the Private Rental Sector
The Renters’ Rights Act 2025 marks one of the most significant overhauls of private rented housing law in England for decades. It changes the balance between landlord and tenant rights, aiming to create a fairer, more transparent private rental market. Although Wales already operates under its own regime — the Renting Homes (Wales) Act 2016 — these reforms will transform how renting works in England from May 2026.
The End of Assured Shorthold Tenancies and Section 21
One of the headline changes is the abolition of assured shorthold tenancies (ASTs) and “no‑fault” Section 21 evictions. Instead, all assured tenancies will become periodic, matching the rent payment cycle, typically monthly. This applies to both new and most existing tenancies once the law takes effect.
Tenants will be able to give two months’ notice to leave at any time, and landlords will only be able to regain possession on specific statutory grounds such as serious rent arrears, anti‑social behaviour, selling the property, or moving back in themselves. The familiar “no‑fault” route to evict tenants without giving a reason will disappear.
These changes will also resolve a long‑standing technical quirk: some long leases with higher ground rents accidentally became assured tenancies under previous legislation. The new law will prevent that from happening in future.
Clearer Documentation and Tenant Rights
Every assured tenancy will require a written statement from the landlord or agent before it begins. This document must set out essential information about the property, the parties, and their rights and obligations. Landlords who fail to provide this statement face financial penalties and could lose access to certain possession grounds.
The Act also expands tenant protections around pets, children, and income status. Blanket bans on pets will no longer be lawful; landlords must consider reasonable requests and reply within 28 days. Similarly, it will be unlawful to refuse housing simply because tenants have children or receive benefits, unless a narrow insurance‑related exception applies.
Rent Controls and Fairer Procedures
The way rent is increased will change significantly. Landlords will only be able to raise rent once every 12 months, by giving two months’ notice using a prescribed form. Review clauses built into tenancy agreements will generally no longer apply. Tenants will be able to challenge proposed increases at the First‑tier Tribunal, free of charge, which can adjust rent to a fair market level.
The Act also tightens rules on upfront rent. Landlords and agents will be prohibited from asking for or accepting more than one month’s rent in advance, closing the door on the widespread practice of taking six or twelve months upfront from tenants without UK guarantors. In addition, “rental bidding wars” will be curbed — advertisements must state the maximum rent, and landlords cannot legally accept offers above that figure.
Higher Housing Standards and Accountability
Improving property quality and accountability is another major focus. The new Decent Homes Standard will extend into the private rented sector, ensuring homes are safe, warm, and free from hazards like damp and mould. “Awaab’s Law,” previously limited to social housing, will require landlords to deal with serious issues within fixed timescales.
A new national Private Rented Sector Database will be created, registering landlords and properties across England. This will operate alongside a compulsory Landlord Redress Scheme, offering tenants and prospective tenants access to complaint handling, mediation, apologies, and compensation where appropriate. Landlords who fail to register or join the redress scheme may face enforcement action.
Energy Efficiency and Future Planning
Energy performance remains a priority. The government intends to raise the minimum EPC rating for new residential lettings to Band C by 2028, and for existing tenancies by 2030. Cost caps for improvement works are set to rise, reflecting the growing focus on sustainability and long‑term energy savings.
Preparing for the Changes
Landlords should begin planning now. Reviewing tenancy agreements, removing outdated clauses, and understanding the new grounds for possession will be vital. Processes for issuing written statements and managing rent increases must be updated, and steps should be taken to comply with safety, housing, and energy standards.
Tenants, meanwhile, can expect stronger protection from unfair evictions, clearer rights around rent and pets, and better avenues for complaint and redress.
Need Advice?
The Renters’ Rights Act 2025 introduces a complex set of reforms that will reshape England’s rental landscape. If you are a landlord preparing for these changes, a tenant seeking clarity on your rights, or a law firm advising clients in this area, our specialist property team can help you navigate the transition
If you are a landlord and you want to prepare for these changes, please get in touch with our solicitors. We usually offer a no-cost, no-obligation 20-minute introductory call as a starting point or, in some cases, if you would just like some initial advice and guidance, we will instead offer a one-hour fixed fee appointment (charged from £250 plus VAT depending on the complexity of the issues and seniority of the fee earner).
Please email wewillhelp@jonathanlea.net providing us with any relevant information ensuring that any call we have is as productive as possible or call us on 01444 708640. After this call, we can then email you a scope of work, fee estimate (or fixed fee quote if possible), and confirmation of any other points or information mentioned on the call.
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This article is intended for general information only, applies to the law at the time of publication, is not specific to the facts of your case and is not intended to be a replacement for legal advice. It is recommended that specific professional advice is sought before relying on any of the information given. © Jonathan Lea Limited.