How Does the Renters' Rights Act 2025 Affect Landlords and Tenants?

Key Points

The Renters' Rights Act 2025 is the most significant overhaul of residential tenancy law in England for a generation. It received Royal Assent on 27th October 2025 and its Phase 1 reforms took effect on 1st May 2026, reshaping the rights and obligations of every landlord and tenant in the private rented sector. Whether you own a single buy-to-let property in Solihull or rent a home in Birmingham, the changes alter your legal position immediately.

The Act abolishes the assured shorthold tenancy as a tenure type, ends no-fault evictions, and introduces a raft of new tenant protections that are already in force. Further reforms covering a national landlord database, an ombudsman scheme, and updated housing standards are following in stages through 2026 and beyond. Understanding what has commenced, and what is still to come, is essential for both landlords and tenants.

What Changed on 1st May 2026?

The End of Section 21 and Fixed-Term Tenancies

Section 21 of the Housing Act 1988 is gone. From 1st May 2026, landlords in the private rented sector cannot serve a new section 21 notice. Any valid section 21 notice served before that date was subject to a transitional deadline: landlords had to issue possession proceedings no later than 31st July 2026, or the notice became time-barred. There is no transitional grace period left.

Alongside this, all assured shorthold tenancies automatically converted to assured periodic tenancies on 1 May 2026. Fixed terms no longer exist for new private lettings. Tenants in periodic tenancies can end the tenancy at any time by giving two months' notice. There is no minimum period before a tenant can give notice, which is a significant change for landlords who previously relied on fixed terms to guarantee occupancy.

Purpose-built student accommodation operates under a separate regime and can still use fixed-term contracts subject to compliance requirements.

Reformed Section 8 Grounds for Possession

With section 21 gone, section 8 of the Housing Act 1988 is now the only route to possession for private landlords. The Act substantially reformed and expanded the available grounds, some of which are mandatory (the court must grant possession if the ground is made out) and others discretionary.

Two new mandatory grounds are central to the new regime. Ground 1 (amended) allows a landlord to recover possession where they have a genuine intention to move into the property themselves. Ground 1A is a new ground allowing possession where the landlord intends to sell. Both grounds come with a twelve-month protected period at the start of any tenancy: a landlord cannot rely on either ground within the first year. Once the protected period has passed, the landlord must serve at least four months' notice before applying to court. If a property is re-let within twelve months of possession being obtained on the selling ground, penalties apply.

For serious rent arrears, Ground 8 now requires the tenant to owe at least three months' rent, up from two months under the old rules. Notice must be at least four weeks before proceedings can begin. The court retains no discretion under Ground 8: if the arrears threshold is met at the date of the notice and at the hearing, possession must be ordered.

Anti-social behaviour grounds have also been strengthened. Courts can now grant possession more swiftly where behaviour poses a risk to others, and the definition of qualifying conduct has been widened to include criminal behaviour by visitors to the property.

Suppose a Solihull landlord has a tenant who has been in arrears for three months and owes the equivalent of three months' rent. The landlord can now serve a Ground 8 notice, wait four weeks, and then apply to the court. If the arrears remain at the hearing, the court must order possession. The landlord's conveyancing solicitor in Solihull can advise on the correct prescribed forms, as the Act requires landlords to use new Form 3A for section 8 notices.

Rent Increases and the Section 13 Procedure

Landlords can raise rent only once in any twelve-month period. Contractual rent review clauses in existing tenancy agreements are now void; every rent increase must instead follow the revised section 13 procedure under the Housing Act 1988. The landlord serves a prescribed notice (Form 4A) setting out the proposed new rent, and the increase cannot take effect less than two months after the notice is served.

Tenants who consider the proposed increase excessive can refer the matter to the First-tier Tribunal, which has power to determine a market rent. If the Tribunal sets a rent lower than that proposed, the landlord cannot increase it beyond the Tribunal's figure. Tenants cannot be penalised for exercising this right.

Banning Rental Bidding and Rent in Advance

The Act makes it a civil offence for a landlord or letting agent to invite, encourage, or accept any offer of rent above the advertised asking rent. Landlords must set a specific advertised rent and cannot create conditions that artificially drive competing offers. A civil penalty of up to £7,000 applies for a first offence.

For new tenancies, landlords can request no more than one month's rent in advance before or at the start of the tenancy. Any contractual term requiring more than one month is void. Landlords who demand excess advance payments face a civil penalty of up to £5,000.

Pet Requests and Anti-Discrimination Rules

Tenants now have an implied right to request permission to keep a pet. A landlord has twenty-eight days to respond in writing, either granting consent, seeking further information, or refusing on reasonable grounds. Unreasonable refusal is an offence. The final Act removed an earlier draft provision that would have allowed landlords to require tenants to take out specific pet damage insurance; standard deposit arrangements are expected to cover pet-related damage.

Landlords and letting agents are now prohibited from discriminating against prospective or existing tenants on the grounds that they receive housing benefit or Universal Credit, or because they have children. This prohibition covers withholding property information, refusing viewings, and refusing to grant a tenancy. Breach is a civil offence.

What the Later Phases Will Bring

The PRS Database

From late 2026, the government will roll out a national Private Rented Sector Database. Landlords will be required to register themselves and each of their rental properties, providing contact details, property specifications, gas and electrical safety certificates, and Energy Performance Certificate ratings. Letting agents will not be able to legally market or manage properties where the landlord is not registered. Initial civil penalties for non-registration are up to £7,000, rising to £40,000 for continued non-compliance.

The database will be phased in regionally from late 2026, with mandatory national registration expected through 2027. Once the landlord is registered, property information will be made publicly accessible.

If you let commercial property in Solihull, the PRS Database does not apply to commercial lets; the Act is confined to residential assured tenancies.

The PRS Landlord Ombudsman

The Act establishes a mandatory Private Rented Sector Landlord Ombudsman, providing a free redress service for tenants when disputes with landlords cannot be resolved directly. Landlords will be required to join the scheme and fund it through a charging model, the detail of which will be confirmed closer to launch. The Secretary of State must appoint a scheme administrator at least twelve to eighteen months before mandatory membership begins, and mandatory sign-up is expected in 2028.

Decent Homes Standard and Awaab's Law

Two of the most far-reaching provisions in the Act require further secondary legislation before they commence.

The Decent Homes Standard, previously applicable only to social housing, will be extended to the entire private rented sector for the first time. Properties will have to meet minimum quality benchmarks, including being structurally stable, free from serious hazards, and in reasonable repair. Local authorities will have enforcement powers. Government consultation ran between July and September 2025, and the proposed implementation dates were 2035 or 2037. The final date is still to be confirmed.

Awaab's Law will also be extended to the private rented sector. Named after Awaab Ishak, a two-year-old who died following prolonged exposure to mould in a rented home, the law sets legally enforceable timeframes within which landlords must investigate and remedy serious hazards. Emergency hazards must be investigated and made safe within twenty-four hours of being reported; significant damp and mould must be investigated within ten working days. The extension of these requirements to the PRS is subject to further consultation, and commencement is not expected before 2027 at the earliest.

Tenants with concerns about hazardous conditions in their rented home should document every report they make to their landlord in writing. Once Awaab's Law extends to the PRS, that paper trail will be a legal requirement.

Frequently Asked Questions

Can my landlord still evict me without giving a reason?

No, a landlord cannot evict a private tenant in England without a valid reason. Section 21 no-fault evictions were abolished on 1st May 2026. Every eviction must now rely on a specific section 8 ground, and the landlord must give proper notice and, if necessary, apply to court.

What happens to my existing fixed-term tenancy?

Your fixed-term assured shorthold tenancy automatically converted to an assured periodic tenancy on 1st May 2026. Any clauses in your tenancy agreement that conflict with the Act, such as contractual rent review clauses or provisions requiring more than one month's rent in advance for future payments, are now void. The rest of your agreement remains in force.

How much notice must a landlord give to sell the property?

A landlord relying on the new Ground 1A selling ground must give at least four months' written notice using the prescribed Form 3A. The ground cannot be used in the first twelve months of the tenancy. If possession is granted and the property is then re-let within twelve months, the landlord faces civil penalties.

Can my landlord refuse to let me have a pet?

A landlord can refuse a pet request only on reasonable grounds, and must respond in writing within twenty-eight days. If you believe a refusal is unreasonable, you can escalate the complaint to the PRS Ombudsman once that scheme is operational, or seek advice from your local council's enforcement team.

When do the Decent Homes Standard rules apply to my rented home?

The Decent Homes Standard has not yet commenced in the private rented sector. It is a Phase 3 measure, subject to further consultation, with implementation currently proposed for 2035 or later. Awaab's Law is similarly subject to consultation before it extends to private landlords. Tenants with concerns about disrepair or hazards in the interim should report them in writing and, if necessary, seek advice from their local council's housing enforcement team or a specialist property dispute resolution solicitor.

About the Author

Mark Stockton (SRA number 122231) is a Consultant Conveyancing Solicitor at Pearcelegal, advising on residential conveyancing and commercial property transactions across Solihull, Birmingham, Coventry, Sutton Coldfield and Warwick. Admitted in 1983, Mark ran his own firm, Anthony Stockton Solicitors, from 1999 until joining Pearcelegal in July 2020 to focus on client work. He is regulated by the Solicitors Regulation Authority (SRA ID 122231).

Last reviewed: 8th June 2026