What is the Renters' Rights Act 2025?
The Renters' Rights Act 2025 is the biggest reform of private renting in England in decades. From 1 May 2026 it abolished Section 21 evictions and moved tenancies onto periodic terms, with further measures, including the landlord register and ombudsman, being phased in.
Read more in our guide: Selling a portfolio with tenants
Implementation Timeline
| Date | What changes |
|---|---|
| 27 October 2025 | Royal Assent |
| 27 December 2025 | New council investigation and enforcement powers |
| 1 May 2026 | Section 21 abolished; all tenancies become assured periodic tenancies; new and amended possession grounds; once-a-year rent increases; rental bidding banned; rent in advance limited; right to request a pet; anti-discrimination rules |
| 31 July 2026 | Last date to start court proceedings on a Section 21 notice served before 1 May 2026 |
| From 15 December 2026 | Private Rented Sector Database opens, region by region (all landlords registered by 14 November 2027) |
| 2028 (expected) | Membership of the landlord ombudsman becomes mandatory |
| 2035 | Decent Homes Standard enforceable in privately rented homes |
| Date not yet set | Awaab's Law extended to private renting |
What the Act Does
The Renters' Rights Act 2025 is the largest change to private renting in England since the Housing Act 1988 created assured shorthold tenancies. It received Royal Assent on 27 October 2025 and its main tenancy reforms took effect on 1 May 2026. In short, it gives tenants more security and makes the landlord's obligations and penalties much clearer, in exchange for removing the landlord's ability to end a tenancy without a reason.
- Section 21 no-fault evictions are abolished.
- Fixed terms are gone: tenancies are assured periodic tenancies that tenants can end with two months' notice.
- Landlords must use a Section 8 notice and a statutory ground, including the new Ground 1A for selling.
- Rent can only be increased once a year using the statutory Section 13 procedure, with two months' notice, and tenants can challenge increases at the First-tier Tribunal.
- Rental bidding is banned and landlords cannot demand large sums of rent in advance.
- Tenants can ask to keep a pet, and the landlord cannot unreasonably refuse.
- Landlords cannot refuse tenants because they have children or receive benefits.
- A landlord database, a landlord ombudsman and the Decent Homes Standard follow in later phases.
Enforcement and Penalties
Councils can issue civil penalties of up to £7,000 for a first breach and up to £40,000 for serious or repeated breaches, such as misusing a possession ground or re-letting a property after using the selling ground. Rent repayment orders have been extended, and councils have new powers to demand documents and enter premises to investigate. Landlords who fail to register on the database will not be able to use most possession grounds.
What the Act Means If You Want to Sell
- Selling with tenants in place is now the simplest route for most landlords. The tenancy continues and the buyer becomes the landlord. See tenanted sale.
- Selling with vacant possession needs Ground 1A, at least four months' notice and no notice in the first year of a tenancy. If the sale falls through, the property cannot be re-let for a year.
- Buyers check compliance. Expect questions about written statements of terms, deposits, rent increase history, licences and any open disputes. Gaps can reduce offers or delay exchange.
- Some landlords are leaving the market. The extra obligations, alongside tax changes and energy targets, are one of the main reasons landlords give us for deciding to sell. Others see the reforms as manageable and are buying.
A Short Compliance Checklist
- Give every tenant the required written information about the change to periodic tenancies.
- Use the Section 13 procedure for any rent increase.
- Make sure every deposit is protected and the prescribed information has been served.
- Keep gas, electrical and EPC certificates current and on file.
- Register on the database when your region opens.
- Keep records of all notices and how they were served.
Official Sources and Further Reading
- GOV.UK: Guide to the Renters' Rights Act
- GOV.UK: Renters' Rights Act implementation roadmap
- legislation.gov.uk: Renters' Rights Act 2025
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
The Renters' Rights Act 2025 is the biggest reform of private renting in England in decades. From 1 May 2026 it abolished Section 21 evictions and moved tenancies onto periodic terms, with further measures, including the landlord register and ombudsman, being phased in.
It received Royal Assent on 27 October 2025. Its main tenancy reforms, including the abolition of Section 21, took effect on 1 May 2026, with the database, ombudsman and Decent Homes Standard following later.
Yes. You can sell with tenants in place at any time, or use Ground 1A to seek vacant possession with at least four months' notice once the tenancy has run for 12 months.
Most of the tenancy reforms apply only in England. Wales has its own system under the Renting Homes (Wales) Act 2016.
Councils can impose civil penalties of up to £7,000 for a first breach and up to £40,000 for serious or repeat breaches, and tenants can apply for rent repayment orders in more situations.
Thinking About Selling Your Portfolio?
Ask for a no-obligation portfolio appraisal, or call us to talk through your options in confidence.