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. The Act received Royal Assent on 27th October 2025. 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, with the first major tenancy reforms due to take effect from 1 May 2026, and further phases (including a PRS Database, Ombudsman and standards reforms) following later.
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 for assured tenancies in England once the new regime is in force. From 1 May 2026, new in‑scope private tenancies will be granted as assured periodic tenancies, usually with a monthly rent period, and in time most existing assured shorthold tenancies will be treated under the new periodic framework.
Under the new regime, tenants will generally be able to give notice to leave (typically two months) without waiting for a fixed term to end, and landlords will only be able to regain possession using specific statutory grounds – for example serious rent arrears, anti‑social behaviour, selling the property, or moving back in themselves. The familiar “no‑fault” section 21 route to evict tenants without giving a reason will disappear once abolition takes effect.
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 closes that “AST trap” for high‑rent long leases, so they will no longer be treated as assured tenancies in future.
Clearer Documentation and Tenant Rights
Every assured tenancy under the new regime will be linked to mandatory written information requirements. Landlords or agents must provide specified written information about the property, the parties, and their key rights and obligations, and must also supply the government’s Renters’ Rights Act information sheet within the required timescales. Landlords who do not comply can face financial penalties and, in some cases, restrictions on using certain possession grounds.
The Act also expands tenant protections around pets, children and income status. Landlords will be expected to consider pet requests reasonably, responding within a statutory timeframe, rather than relying on blanket “no pets” bans, and broad policies that refuse applicants simply because they have children or receive benefits will be treated as unlawful discrimination, save for narrow insurance‑based exceptions.
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. Once in force, landlords and agents will be prohibited from asking for or accepting more than one month’s rent in advance for new tenancies, curbing the practice of requiring six or twelve months’ rent upfront from some applicants. In addition, so‑called “rental bidding wars” will be curbed: advertisements must state the rent, and landlords will not be allowed to lawfully encourage or accept offers above that advertised figure.
Higher Housing Standards and Accountability
Improving property quality and accountability is another major focus.
A key strand of the wider reform programme is to extend stronger standards into the private rented sector. Government plans include applying a Decent Homes Standard to PRS properties and introducing Awaab’s‑style requirements for timely responses to serious hazards such as damp and mould, but these measures are expected to follow in later implementation phases rather than from 1 May 2026.
The Act also provides for a new national Private Rented Sector Database to register landlords and properties across England, together with a new landlord redress / PRS Ombudsman scheme. These will be introduced in stages after the initial 1 May 2026 reforms, and, once fully implemented, landlords who fail to register or to join the redress scheme will face enforcement action.
Energy Efficiency and Future Planning
Energy performance remains a policy priority, but current proposals to raise minimum EPC ratings for private lettings (for example, to Band C with specified longstop dates) sit outside the Renters’ Rights Act and remain subject to separate consultation and ministerial decisions. Landlords should monitor government announcements on EPC and retrofit policy alongside the Act’s tenancy reforms.
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.
VAT is charged at 20%.
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.