The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and the passing of this new Act represents a significant shift in the private rental sector in England.
No commencement date has been given yet but it is anticipated that the Act will come into force in early 2026 with some provisions likely to come into effect immediately whilst others will be gradually introduced.
The Act is designed to give residential tenants increased protection, with the most significant changes being:
1. The abolition of fixed term tenancies. All fixed term residential tenancies will automatically become periodic.
2. The abolition of section 21 notices. Landlords will no longer be able to serve notice on a tenant to regain possession on a “no fault” basis. Tenants will have greater security but landlords could end up stuck with difficult tenants whose behaviour does not meet the criteria for service of a section 8 notice.
3. Revised grounds on which landlords can serve a section 8 notice. The grounds on which a section 8 notice can be served have also been revised. There are, for example, now clearer provisions for possession based on rent arrears and anti-social behaviour.
4. The creation of a Private Rented Sector Database. Landlords will need to register and keep all information contained within the register up to date.
5. The end to rental bidding; Landlords will be barred from asking for or accepting offers over and above the advertised rent.
6. The introduction of a new Private Rented Sector Landlord Ombudsman. The Ombudsman is intended to streamline and speed up the process by which disputes between landlord and tenants can be addressed.
7. A new Decent Homes Standard/the application of Awaab’s Law. This requires landlords to ensure properties are safe, warm, in good repair and that action is taken to avoid serious hazards. The Local Authorities will have increased powers to take enforcement action, if necessary.
8. Increased rights for tenants to request pets in a property. Landlords cannot now unreasonably refuse a tenant’s request to have a pet although tenants may be required to take out insurance policies to cover any damage caused as a result.
The above is not an exhaustive list or a detailed analysis of the key changes. The changes are extensive and require very careful consideration.
The new Act will almost certainly create a minefield for landlords trying to get their heads around the new rules. The changes radically alter the private rental sector and any landlord or agent operating in this area will face penalties and possible prosecution if they do not act accordingly.
It is vital that landlords understand the climate in which they now operate if they are to avoid the pitfalls (of which there are likely to be many).
If you require further advice or assistance to help you adjust and comply with the new rules please contact Claire Aston or Michael Reed who will be happy to assist and advise as necessary.
Gibson & Co.
6 November 2025