It’s official – the Renters’ Rights Act 2025 is now law and it will make significant changes to the private rented sector in England.
Fine Living has previously covered the legislation while it was the Renters’ Rights Bill working its way through parliament.
Now that the government has passed the legislation, this guide covers the final measures and outlines the key milestones to watch out for.
Key takeaways: Renters’ Rights Act
- The legislation will end fixed-term assured tenancies – traditional rental agreements that stipulate a tenant must stay and pay for a minimum period of time (for example, 12 months).
- Under the Renters’ Rights Act, landlords may only end a tenancy in specific circumstances. A major reform introduced by the Act is the abolition of Section 21 ’no fault’ evictions.
- Landlords can only increase the rent once per year and must adhere to the ‘market rate’ when doing so.
- New and current private rented sector tenancies will be subject to the Act as of 1 May 2026, with fixed-term assured tenancies becoming periodic overnight.
- Later changes will include the introduction of a new Private Rented Sector Database and a mandatory ombudsman scheme.
When did the Renters’ Rights Act become law?
It officially became law on 27 October 2025 after receiving royal assent.
Back in June 2022, the Conservative government shared a policy paper A Fairer Private Rented Sector outlining why the rental sector needed major changes.
It introduced the Renters’ Reform Bill to parliament in May 2023 but the legislation didn’t pass before the general election in 2024.
The new Labour government quickly introduced new but similar legislation, the Renters’ Rights Bill, back in September 2024 and just over a year later, it has now passed.
However, the main changes will not take effect until 1 May 2026, to give landlords and tenants time to prepare.
What is the Renters’ Rights Act?
The Renters’ Rights Act aims to provide stronger protections and rights for tenants. Its key measures include but are not limited to:
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- Ending fixed-term assured tenancies: All new and existing tenancies will become periodic (rolling, typically month-to-month), theoretically giving tenants more flexibility and security.
- Abolishing all Section 21 ‘no-fault’ evictions: Landlords will no longer be able to evict a tenant using Section 21 which requires two months’ notice but no specific reason. In its place, there will be some changes to Section 8 possession grounds.
- Limiting rent increases: There will be more restrictions on rent increases, which must be at ‘market rate’ otherwise tenants can challenge them. Landlords cannot ask for or accept offers above the advertised rent, ending rental ‘bidding wars’.
- Decent Homes Standard: The bill extends the Decent Homes Standard to the private sector and includes Awaab’s Law, requiring landlords to address risks such as damp and mould within a set timeframe.
- Private Rented Sector Database: This will compile information about landlords as well as their properties.
- Introduce a landlord ombudsman: It will aim to help resolve disputes between landlords and their tenants.
- Ban on rental discrimination: Landlords and agents cannot refuse tenants on the basis of receiving benefits or having children, for example.
- Right to keep pets: Tenants can request permission to keep a pet and landlords can only refuse with a good reason.
- Stronger enforcement of non-compliance: It also allows for new powers and penalties to enforce standards.
Compared to the previous government’s Renters’ Reform Bill, key additions include the ban on rental bidding wars and implementation of Awaab’s Law.
What does it mean in the short term for landlords and tenants?
All of the above are changes that landlords need to know about. These new measures will affect some landlords more than others, but arguably it’s the first two or three that will make the biggest and most immediate impact for all landlords.
Ending fixed-term assured tenancies
The legislation will end fixed-term assured tenancies – traditional rental agreements that stipulate a tenant must stay and pay for a minimum period of time (for example, 12 months).
All tenancies will become periodic, allowing tenants to remain in their homes until they choose to end the tenancy by giving 2 months’ notice.
The government’s main reasons for the change are to:
- Give tenants more flexibility to move if their circumstances change
- Prevent situations where renters have to keep paying for a fixed term if the property is below standard
Current fixed-term assured tenancies will become periodic as of 1 May 2026 – see the next section for more details on the key dates to know about.
Abolishing all Section 21 ‘no-fault’ evictions
Under the Renters’ Rights Act, landlords may only end a tenancy in specific circumstances.
A major reform introduced by the Act is the abolition of Section 21 ’no-fault’ evictions. Landlords were able to use Section 21, after following strict procedures, to evict tenants without providing a specific reason.
Under the new legislation, landlords seeking possession to evict tenants must rely on Section 8. The following are examples of valid grounds for possession:
- Occupation by landlord or family (4 months’ notice): The landlord, or a close family member, intends to move into the property. This ground cannot be used within the first 12 months of a new tenancy.
- Sale of property (4 months’ notice): The landlord intends to sell the property. This ground also cannot be used within the first 12 months of a new tenancy.
As under the existing system, if a tenant does not vacate after notice is served, the landlord must apply to the court and provide evidence that the relevant ground for possession applies.
Limiting rent increases
Landlords wanting to increase the rent:
- Can only do so once per year.
- Must adhere to the ‘market rate’ – described as “the price that would be achieved if the property was newly advertised to let” in government guidance.
- Must serve a Section 13 notice, setting out the new rent and giving tenants at least 2 months’ notice.
Tenants can challenge the increase at the First-tier Tribunal (Property Chamber) if they believe it exceeds market rate.
Key dates: Renters’ Rights Act
The government confirmed its implementation roadmap for the Renters’ Rights Act on 13 November 2025.
The key upcoming dates are:
27 December 2025
Several new local council enforcement measures and investigatory powers will go live.
1 May 2026
New and current private rented sector tenancies will be subject to the Renters’ Rights Act, with key changes including:
- They will become assured periodic tenancies – a tenant can stay in a property until the landlord serves a valid Section 8 notice, or the tenant wants to leave by giving two months’ notice
- Landlords cannot use Section 21 for a ‘no fault’ eviction
- Rent increases can only happen once per year
- Landlords cannot ask for or accept an offer higher than the advertised rent
From late 2026
Developments will include:
- Introduction of a new Private Rented Sector Database, with landlords required to sign up, share details of their properties and pay an annual fee – amount to be confirmed
- Setting up a mandatory ombudsman scheme (no action required yet for landlords)
2027
Reforms will apply to the social rented sector.
2028
Landlords must join the ombudsman scheme, with a charge to be confirmed, providing guidance for landlords and a redress service for tenants
TBC
Subject to consultation, the government will also implement Awaab’s Law and a Decent Homes Standard at a later date.
Next steps: Renters’ Rights Act
For any landlords reading this who use Fine Living to manage their property, rest assured that the team here is on top of all developments related to the Renters’ Rights Act and we’ll keep you updated.
If you’re a landlord managing properties yourself, the long list of changes above may sound daunting, particularly if you’re an accidental landlord.
Help is at hand if you’re looking for support, as the government starts implementing the new measures from the Renters’ Rights Act – take a look at our property management service which includes legal compliance advice.
Elsewhere on the Fine Living blog, there are guides for a wide range of other property legislation topics, such as:
If you have any queries, about the Renters’ Rights Act or anything else please don’t hesitate to get in touch.
Want to discuss the advice on this blog – or anything else?
