Regulatory Changes
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. It is the biggest change to private renting law in England in over 30 years. Below is a plain-English summary of every change that affects you as a landlord. This is factual information, not legal advice.
Phase 1 — In force from 1 May 2026
These changes apply now to all private tenancies in England.
Section 21 abolished
You can no longer serve a 'no fault' eviction notice. No new Section 21 notices can be served after 1 May 2026 under any circumstances.
Section 21 transitional notices
Any Section 21 notice served on or before 30 April 2026 remains valid, but you must begin court possession proceedings within six months of serving the notice or by 31 July 2026 — whichever comes first. If you do not start court action within that window, the notice expires and you cannot rely on it.
All tenancies become periodic
Fixed-term assured shorthold tenancies no longer exist. Every private tenancy is now a rolling periodic tenancy. Tenants stay until they choose to leave or you use a valid Section 8 ground.
Rent increases — Section 13 only
Contractual rent review clauses are abolished. The only lawful route to increase rent is the Section 13 process: prescribed Form 4A, minimum 2 months' notice, maximum once per 12 months. Increases must not exceed market rates, and you cannot use an excessive rent increase as a backdoor method to force a tenant out. Tenants may challenge any increase at the First-tier Tribunal for a £47 fee. If a tenant challenges the increase at the First-tier Tribunal, the new rent only applies from the date of the Tribunal decision and cannot be backdated to the proposed increase date. The Tribunal cannot set rent higher than the amount the landlord originally requested.
Section 8 grounds expanded
New and strengthened grounds for possession, including when you want to sell or move into the property. You cannot use the sale or move-in grounds within the first 12 months of a tenancy. If your tenant owes 3 months' rent, the court must give a possession order.
Section 8 — court capacity and timelines
Possession cases in England are currently taking over eight months on average to process due to county court backlogs. The removal of Section 21 has significantly increased the volume of Section 8 claims entering the system. Even straightforward rent arrears cases may take longer to resolve than before. Make sure your documentation is complete and accurate before you initiate possession proceedings.
Section 8 — Ground 8 arrears nuance
Ground 8 is mandatory when the criteria are met, requiring three or more months of rent arrears at both the notice stage and the hearing. However, if a tenant reduces their arrears below three months before the hearing, the mandatory ground becomes discretionary and eviction is no longer guaranteed — the judge will decide based on the circumstances. If you are relying on Ground 8, keep an accurate and up-to-date rent ledger at all times.
Section 8 — Ground 1A twelve-month re-letting restriction
If you use Ground 1A to obtain possession on the basis that you intend to sell the property and then fail to complete the sale, you cannot re-let the property to a new tenant for twelve months from the date of the possession order. If you change your mind about selling after obtaining possession, take legal advice immediately.
Section 8 — alternative dispute resolution
Landlords and legal professionals are increasingly recommending early engagement with tenants to resolve rent arrears and tenancy issues before they reach court. While not appropriate in every situation, resolving issues informally where possible reduces the risk of lengthy court proceedings and is becoming recognised best practice.
Rent bidding wars banned
You must publish an asking price when you advertise your property. You cannot ask for, encourage, or accept offers above the advertised rent. This applies equally to landlords and agents. This applies to all privately rented properties in England from 1 May 2026 and covers both overt requests for higher offers and more subtle encouragement to bid above the advertised price.
Upfront rent payments capped
You cannot request or accept any payment of rent before the tenancy agreement is signed. You also cannot ask for more than one month's rent in advance. This applies to landlords and agents alike. Requesting more than one month's rent in advance is unlawful from 1 May 2026, regardless of what a tenancy agreement says.
Ban on rental discrimination
You cannot discriminate against prospective tenants because they have children or receive benefits. This includes withholding information, preventing viewings, or refusing a tenancy.
Pets — right to request
Tenants can request permission to keep a pet. You must consider the request within 28 days and cannot unreasonably refuse. If you need further information from the tenant, you have an additional 7 days from receiving that information to respond.
Information Sheet
You must serve the government-published Information Sheet on every existing tenant with a written tenancy agreement created before 1 May 2026 by 31 May 2026. Failure to serve it carries a civil penalty of up to £7,000 per tenancy. The exact PDF from GOV.UK must be given — a link is not valid.
Verbal tenancies
If you have a tenancy based on a verbal agreement only, you cannot serve the Information Sheet. Instead, you must provide a written summary of key tenancy terms to the tenant by 31 May 2026.
Tenant notice period
The maximum notice a landlord can require from a tenant leaving the property is 2 months. If the tenancy agreement does not specify, at least 2 months' notice is required.
New local council powers
Since 27 December 2025, councils have enhanced enforcement powers ahead of Phase 1. They can access third-party data such as utility records, demand documents from landlords, and inspect properties more easily with fewer procedural barriers. These powers are designed to crack down on non-compliant landlords.
Rent Repayment Orders expanded
Tenants can now apply for Rent Repayment Orders covering up to 24 months of rent in the most serious cases — double the previous maximum. Repeat offenders automatically receive the maximum award. Rent Repayment Orders now extend to superior landlords as well.
Phase 2 — Expected from late 2026
We will notify you as soon as implementation dates are confirmed.
Private Rented Sector Database
The PRS Database regional rollout is expected from late 2026. All landlords will be required to register themselves and their properties, providing contact details, full property address, occupancy information, and gas, electrical, and EPC safety documents. An annual fee will apply.
Landlord Ombudsman
The PRS Landlord Ombudsman will provide free binding dispute resolution for tenants without requiring court proceedings. Mandatory landlord membership is expected by 2028.
Phase 3 — Subject to consultation
Implementation dates pending. You will be notified when timelines are announced.
Decent Homes Standard extended to PRS
The Decent Homes Standard is now expected from 2035 or 2037, subject to confirmation. It will introduce minimum housing quality standards for all private rented properties for the first time, along with new enforcement powers for local councils.
Awaab's Law extended to PRS
Awaab's Law will require landlords to fix serious issues such as damp and mould within defined timeframes. The implementation date is still subject to consultation.
Licensing
Local-authority licensing rules sit alongside the Renters' Rights Act and apply regardless of phase.
Selective licensing
Selective licensing schemes operate independently of the Renters' Rights Act 2025 and vary by local authority. Several boroughs — including Newham, Waltham Forest, Southwark, and Lewisham — run active selective licensing schemes that require landlords to hold a licence for each privately rented property. Check your specific local authority for current requirements. Failure to hold a required licence can result in a civil penalty of up to £30,000.
Student HMO seasonal possession
Landlords of student HMOs can recover possession at the end of the academic year between June and September, provided they give four months' notice. If the tenancy was agreed more than six months before the tenancy start date, the landlord must give the tenant advance notice at the time of agreement that they intend to use this ground. This ground is only available to landlords of properties purpose-let to students.
Your existing obligations
The Act builds on top of rules you should already be following. If any of these are new to you, our free Compliance Timeline will flag them.
Gas Safety Certificate — renewed every 12 months
Electrical Installation Condition Report (EICR) — renewed every 5 years
Energy Performance Certificate (EPC) — rating E or above
Smoke alarm on every floor, CO alarm in every room with a combustion appliance
Deposit protected in an authorised scheme within 30 days
Prescribed Information served on the tenant
Right to Rent checks for all tenants
HMO licence if 3+ people from 2+ households; selective licence if required by your council
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realgood is a compliance administration service. The information on this page is a factual summary of the Renters' Rights Act 2025 and related legislation. It is not legal advice. If you need legal advice about your specific circumstances, we can connect you with a qualified solicitor.
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