The Renters Rights Act 2025 is the most significant reform to residential tenancy law in England since the Housing Act 1988 created the Assured Shorthold Tenancy. It abolishes Section 21 no-fault evictions, creates periodic tenancies from day one, restricts rent increases, and introduces a new regulatory framework for private landlords. For landlords who have operated under the existing regime, it requires a genuine shift in how tenancies are managed — not catastrophic change, but material change that requires preparation.
The seven major changes and what they mean
Section 21 of the Housing Act 1988 — the "no-fault" eviction notice allowing landlords to end a tenancy by giving two months' notice without needing to prove a reason — is abolished. From commencement, all possession proceedings must use Section 8, which requires the landlord to establish a specific statutory ground for possession.
This does not mean landlords cannot end tenancies — it means they must have a reason and prove it through the courts when the tenant does not voluntarily vacate. The Section 8 grounds available include sale of property, landlord moving in, rent arrears, anti-social behaviour, and other specified circumstances.
Impact: Higher possession costs and timescales for non-compliant tenants. Cannot serve notice on a whim — must document the ground and be prepared to proceed through the Housing Court if challenged.Fixed-term Assured Shorthold Tenancies (ASTs) are abolished for new tenancies. All new tenancies will be periodic from day one — the tenancy continues month to month (or on whatever rent payment period is agreed) without a fixed end date. Existing fixed-term tenancies continue until their natural expiry and then convert to periodic.
For most well-managed tenancies with good tenants, this change is less significant than it appears. The majority of tenancies already run periodic after the initial fixed term. The change primarily removes the landlord's practical exit route at fixed-term end — previously the least contentious way to end a tenancy was simply not to renew a fixed term.
Impact: Landlords lose the fixed-term end date as a natural exit mechanism. Must use Section 8 grounds for all possession, including when they want the property back for sale or for their own occupation.Rent increases are restricted to no more than once per 12-month period during a tenancy. The landlord must give 2 months' written notice of any rent increase using a prescribed form. The tenant has the right to challenge the proposed rent at a First-tier Tribunal, which will determine whether the rent is at the market rate. A tribunal cannot set the rent higher than the landlord proposed.
For most landlords who currently raise rents annually, this change formalises an existing practice. The key constraint is the 2-month notice requirement and the formal process — increases cannot be verbal or informal. The tribunal challenge right means landlords should only propose market-rate increases, not above-market increases they cannot defend.
Impact: Annual rent reviews must use the prescribed form and 2-month notice. Keep records of local market rents to defend any tribunal challenge.Landlords can no longer blanket-refuse pet requests. Tenants have the right to request permission to keep a pet, and landlords must consider the request and can only refuse on specific reasonable grounds (e.g. property type unsuitable, leasehold restriction). If consent is given, landlords can require pet damage insurance or an increased deposit (subject to deposit cap rules).
In practice, landlords who have always permitted pets will notice little change. The impact is on those who have used "no pets" as a blanket policy — they will need to engage with individual requests and document reasons for any refusal.
Opportunity: Accepting pet-friendly tenancies may attract higher-quality tenants and reduce void periods in markets where pet-owning renters are underserved.Named after Awaab Ishak (who died in 2020 from mould exposure in a social housing property), Awaab's Law introduces mandatory response timescales for landlords dealing with reported health hazards — primarily damp, mould, and condensation. Landlords must: investigate a reported hazard within 14 days, begin remedial works within 7 days of completing the investigation where a hazard is confirmed, and complete the works within a reasonable time.
The specific timescales are set by regulations and may differ for emergency vs non-emergency hazards. The important practical implication: landlords must keep records of when hazards are reported, when investigated, and when resolved. A failure to respond within the statutory timeframes is a civil breach and may be actionable by the tenant or enforcement authority.
Impact: Implement a maintenance logging system that records dates of report, investigation, and resolution for all hazard-related maintenance. See our management systems guide.All private landlords in England must join an Approved Landlord Ombudsman scheme. The ombudsman scheme will handle complaints from tenants about landlord conduct — providing a free dispute resolution service without requiring court action. Landlords who are found to have acted poorly may be required to pay compensation to tenants.
Membership will be mandatory before offering a property to let. The government plans to designate one or more approved schemes — landlords will need to register and display their membership. This is a new annual cost and compliance obligation, with anticipated fees of £20–£100/year per portfolio depending on scheme structure.
Impact: Registration required before letting any property after commencement. Monitor GOV.UK for approved scheme announcements. Budget for annual membership fees.A new digital PRS Database requires all private landlords in England to register themselves and their properties. The database will hold information about landlord identity, property addresses, and compliance status. Tenants will be able to check whether a landlord is registered. Local authorities will use it for enforcement targeting.
Landlords must register before letting a property. Failure to register is a civil offence with financial penalties. The database is being developed by the government with a phased rollout expected from 2025/26.
Benefit: The database creates a level playing field by identifying non-compliant landlords who currently operate below the radar, reducing unfair competition from non-registered operators.The new Section 8 possession grounds
With Section 21 abolished, all possession requires a Section 8 notice citing at least one statutory ground. The key grounds available under the Renters Rights Act:
| Ground | Type | Notice required | Detail |
|---|---|---|---|
| Ground 1 — Landlord occupation | Mandatory | 4 months | Landlord or immediate family member intends to occupy. Cannot be used within first 12 months of tenancy. Must not be re-let within 3 months of possession. |
| Ground 1A — Sale of property | Mandatory | 4 months | Landlord intends to sell. Cannot be used within first 12 months. Must not be re-let within 3 months. |
| Ground 8 — Serious rent arrears | Mandatory | 4 weeks | At least 3 months' rent arrears at date of notice AND at date of hearing. Both conditions must be met — a tenant who pays down arrears before the hearing defeats this ground. |
| Ground 10 — Some rent arrears | Discretionary | 4 weeks | Less than 3 months arrears. Court has discretion — possession not guaranteed even if arrears proven. |
| Ground 14 — Anti-social behaviour | Discretionary | Immediate (can be served same day) | Nuisance or annoyance to neighbours or the landlord. Evidence required — recorded complaints, council involvement, neighbour statements. |
| Ground 6 — Redevelopment | Mandatory | 4 months | Landlord intends to demolish, reconstruct or carry out substantial works requiring vacant possession. Stronger conditions than under previous law. |
| Ground 14ZA — Repeated serious arrears | Mandatory (new) | 4 weeks | New under the Act. Tenant has been in at least 2 months' arrears at least three times in the previous three years, regardless of current arrears level. |
The requirement that landlords cannot use the "landlord occupation" or "sale" grounds within the first 12 months of a tenancy is a significant constraint. Landlords who wish to sell a property that is currently tenanted, or who anticipate needing to occupy it, should factor this timeline into their planning. If a property is let in October 2025, the earliest a Ground 1A (sale) notice can be served is October 2026.
Landlords should also be aware that using Ground 1 or 1A and then re-letting the property within 3 months exposes them to legal challenge from the former tenant and potential rent repayment orders.
Practical preparation checklist
Monitor GOV.UK for approved scheme designation. Register all properties before the commencement date. Budget £20–£100/year per portfolio in scheme fees.
The database rollout is phased — check GOV.UK for your local authority's go-live date. All landlords and properties must be registered before letting after the relevant commencement date.
Existing standard AST templates reference fixed terms and Section 21 notice procedures — both of which are incompatible with the new regime. Obtain updated templates from a landlord association (NRLA, NAEA) or specialist solicitor before the commencement date.
Awaab's Law requires documented response to reported hazards within specific timeframes. A simple log (date reported, date investigated, date resolved, works completed) is sufficient — paper or digital. Without records, defending against a tenant claim is very difficult. See our management systems guide.
The new rent increase rules require a prescribed form and 2 months' written notice. Create a calendar reminder for each tenancy's annual review date and collect local market rental comparables to support the proposed increase amount.
Awaab's Law creates a documented legal obligation to address reported hazards promptly. Proactively resolving known damp, mould, or heating issues before they become formal complaints is materially less expensive than responding under statutory deadlines.
Consider whether a blanket "no pets" policy is still appropriate — and document the process for handling individual pet requests, including what conditions you would attach to consent.
With all possession now requiring Section 8, having a specialist residential possession solicitor relationship before you need it is significantly better than finding one under pressure. Get recommendations from landlord associations and understand the typical costs and timescales for Section 8 proceedings.
The Renters Rights Act does not make being a landlord impossible. It makes being a bad landlord more expensive, and being an unprepared landlord more risky. The landlords who have managed tenancies professionally — maintained properties, communicated clearly, raised rents fairly, and resolved issues promptly — will find the operational difference is modest. The paperwork changes more than the substance of good management.
Frequently asked questions
Can I still get a tenant out if I want to sell my property?
Yes — but not as simply as before. Ground 1A (sale of property) allows you to end a tenancy if you intend to sell. You must give 4 months' notice, the tenancy must have been running for at least 12 months, and you must genuinely sell (not re-let within 3 months). If the tenant disputes the notice, you must proceed through the Housing Court. Where the ground is established, the court will make a possession order — but the process typically takes 4–8 months from notice to possession in uncontested cases, longer if contested. Landlords who anticipate needing vacant possession for sale should factor this timeline into their plans when setting tenancy start dates.
What happens to my existing tenancies when the Act commences?
Existing fixed-term ASTs will continue until their natural expiry date. After expiry, they will transition to the new periodic regime — the tenant continues on a monthly periodic basis under the new rules, and any future possession must use Section 8. You cannot serve a Section 21 notice on an existing tenancy after the commencement date, even if the tenancy pre-dates the Act. Any Section 21 notices served before commencement with the required notice period running past commencement may also be affected — check the transitional provisions guidance on GOV.UK when finalised.
How long does Section 8 possession take in practice?
In uncontested cases where the ground is clear (e.g. Ground 8 with significant rent arrears confirmed at hearing), from serving notice to final possession order typically takes 4–6 months at current Housing Court waiting times. Contested cases where the tenant challenges the ground or raises counterclaims can take 8–18 months. This is significantly longer than the previous Section 21 process, which in an uncontested case could achieve possession in 8–12 weeks. The government has committed to Housing Court reform to reduce possession timescales — whether this materialises meaningfully remains to be seen.
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