Understanding the Renters’ Rights Act 2025
The Renters’ Right Bill
Legislation is changing in the Private Rented Sector, and we are here to guide you through it. The Renters’ Rights Act 2025 (RRA) represents a significant shift in the lettings sector, aiming to rebalance power between landlords and tenants.
The Act received Royal Assent on 27 October 2025 and it will be rolled out in three key phases. Many of its key provisions will come into force on 1 May 2026.designed to improve security and fairness for renters.
Why is the Renters’ Rights Act being introduced?
The key principle behind the RRA is that renters who meet their responsibilities should feel secure in their home, living in a property that meets an agreed standard.
This reform aims to tackle issues of unreasonable conduct and poor-quality housing, though many landlords are concerned about the effect this will have on the private rented sector.
Provisions of the Renters’ Rights Act
The RRA introduces several significant changes to tenancy agreements, rent regulation, and eviction rules, to create a fairer and more stable rental market.
The RRA is designed to increase security for tenants in the private rented sector.
Key measures include:
- Abolition of ‘no-fault’ Section 21 eviction notices
- Introducing stricter oversight of rent increases
- Elimination of fixed-term contracts
- Prohibition on Rent in Advance
- Longer notice periods for landlords to secure possession
Removal of Fixed-Term Tenancies
One of the key changes with the RRA is the abolishment of Fixed-term Tenancies. The new system will move to periodic assured contracts as standard, taking effect from day 1 of the tenancy
Tenants will have a new statutory notice to terminate that they can give from the outset of any tenancy , but landlords will only be able to end a tenancy if they have a valid ground for possession, which include:
- The landlord or a close family member wishes to occupy the property themselves (but this reason cannot be used during the first 12 months of the tenancy
- The landlord wishes to sell the property (again, this cannot be used within the first 12 months). Landlords will need to provide evidence that the property is being marketed for sale.
- The landlord is a private registered provider of social housing and is selling to the tenant under a rent-to-buy agreement
- The property is subject to a mortgage, and the lender is exercising their power of sale
- The landlord’s lease is under a superior tenancy, which is due to end (though there are a few restrictions on this)
On 1 May 2026 all existing fixed-term contracts will automatically convert into assured periodic tenancies.
Enhanced Eviction Grounds for Landlords
Although Section 21 evictions will be abolished, the RRA strengthens Section 8 “grounds for possession.”
These grounds include the following:
Ground 1: Allows a landlord or family member to move into the property. The pre-notice requirement is removed.
Ground 1A: New ground allowing landlords to sell the property, even if not yet on the market.
Ground 4A: Applies to student accommodation.
Ground 6A: Covers cases where a landlord receives a banning or prohibition order.
A 12-month prohibition period prevents landlords from quickly re-letting properties after using Grounds 1 or 1A. If they breach this, renters and local authorities can take action, and the civil penalties are substantial.
Implications for Tenants
The abolition of Section 21 notices is one of the most important changes under the RRA. Renters will no longer face eviction without reason with just two months’ notice. Instead, landlords must provide, and in cases where the tenant does not vacate prove, a valid reason under Section 8, giving tenants greater stability and peace of mind.
By tightening eviction rules and regulating rent increases, the bill reduces the risk of “backdoor evictions” through unaffordable rent rises. Oversight from the landlord ombudsman when this compulsory scheme is introduced for landlords will help moderate market rate increases and assist with issues between landlord and tenant, improving housing security and standards for renters.
New Protections and Standards
The RRA provides for tighter regulation, known as the Decent Homes Standard into the private rented sector. Landlords will be required to maintain properties at a safe, acceptable standard, including updating outdated facilities. Landlords will also be required to respond, in a timely manner, to any concerns or requests tenants raise around the condition of the property. This is unlikely to be introduced until Phase 3 which at present will be from around 2030.
Another feature of the RRA is to better support renters who wish to keep pets. Landlords will no longer be able to issue a blanket refusal to pets in the property without good reason and will be required to respond to such requests during the tenancy generally within 28 days. Refusal to permit pet ownership will only be allowed with good reason (for example, if a superior tenancy prohibits pets).
Rent Repayment Orders (RROs) allow renters to reclaim rent from a landlord who commits a housing offence. The RRA expands the scope of such offenses, to cover:
- Misuse of Grounds 1 and 1A
- Failure to join the private rented sector database
- Failure to register with the landlord ombudsman
Timeframes for claims are extended, and maximum amounts are doubled, providing tenants with stronger protection.
All landlords and agents will be legally required to join a national register, providing information about themselves and their properties. This database will enhance transparency and assist local authorities in enforcing rules, elevating overall standards. This will be introduced in Phase 2 during 2026-2027.
A new landlord ombudsman service will handle tenant complaints. Membership will be mandatory for all landlords with assured or regulated tenancies. This mirrors current requirements for letting agents and gives renters an impartial route to resolve disputes. This will be introduced in Phase 2 anticipated during 2026-2027.
How We Can Help
We offer expert guidance on the Renters’ Rights Act 2025, supporting both landlords and agents. Our services include:
- Tenancy document drafting & review
- Bespoke contracts & agreements
- Notices & Court applications
- Possession claims
- Revenue Recovery
- Defended Claims
- Industry training & updates
We aim to provide clear, reliable support that reduces risk, ensures compliance, and improves outcomes. We also understand the stress of regulatory change and are here to offer reassurance every step of the way.
We have a dedicated portal, the Agent Zone, designed to guide Agents and support their landlords to navigate the RRB.
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