The Renters’ Rights Act 2025: What Landlords Need to Know
The Renters’ Rights Act 2025 is the biggest shake-up of the private rented sector in England for a generation. It abolishes Section 21 “no-fault” evictions, replaces fixed-term tenancies with open-ended periodic tenancies, and changes how landlords regain possession and increase rent. This guide explains the key changes, the timeline, and — crucially — what they mean if you are owed rent.
This page is a general guide for landlords and letting agents, not legal advice. Rules apply to assured tenancies in England and the position can change as further provisions commence. For advice on a specific case, speak to our team.
The key changes at a glance
Section 21 “no-fault” evictions abolished
The Section 21 route, which let landlords end an assured shorthold tenancy without giving a reason, has been removed. To regain possession, landlords must now rely on the Section 8 process and cite a specific, legally defined ground supported by evidence. Rent arrears remain one of the clearest and most commonly used grounds.
All tenancies become periodic
Fixed-term assured shorthold tenancies (ASTs) have been abolished. Tenancies are now open-ended, rolling (periodic) assured tenancies. Tenants can leave by giving notice, while landlords must use a valid ground for possession to bring the tenancy to an end.
Stronger, evidence-based Section 8 grounds
With Section 21 gone, the Section 8 grounds for possession have been updated. Landlords must demonstrate a valid reason — such as serious rent arrears, anti-social behaviour, or the landlord needing to sell or move in — and provide the supporting evidence the court expects.
Rent increases limited to once a year
Rent can now be increased only once every 12 months and only via the statutory Section 13 notice process. Tenants have a clear route to challenge an increase they believe is above the market rate.
Ban on rental bidding wars
Landlords and letting agents can no longer invite or accept offers above the advertised rent. The property must be let at (or below) the price it was marketed at.
New anti-discrimination and pet rules
It is unlawful to discriminate against prospective tenants because they have children or receive benefits. Tenants also gained the right to request a pet, and landlords must consider such requests and respond within 28 days.
Key dates and timeline
27 October 2025
Royal Assent
The Renters’ Rights Act 2025 became law. Reforms are then commenced in stages rather than all at once.
27 December 2025
First provisions in force
Local authorities gained enhanced investigatory powers and a wider range of civil penalties for non-compliance.
1 May 2026
The main reforms take effect
Section 21 “no-fault” evictions abolished, fixed-term assured shorthold tenancies replaced with periodic assured tenancies, and new rent-increase and anti-bidding rules apply.
31 May 2026
Information sheet deadline
Landlords were required to give existing tenants the official government information sheet explaining their new rights.
Late 2026 onwards
Private Rented Sector Database & Ombudsman
A new PRS database and, in due course, mandatory landlord Ombudsman membership are rolled out, alongside further court digitisation.
What the Act means if you are owed rent
The end of Section 21 does not change one fundamental point: tenants are still legally obliged to pay the rent they owe. What changes is the route to possession. With “no-fault” notices gone, a clear, well-evidenced record of rent arrears becomes one of the strongest grounds for possession under Section 8.
In practice this makes documentation and prompt action more important than ever. Serving the correct notice, keeping an accurate payment history, and acting as soon as arrears build up all strengthen both a possession claim and any separate action to recover the debt itself — including from a tenant who has already left.
Our specialists help landlords and letting agents navigate the new framework — from serving compliant notices through to full rent arrears recovery and enforcement.
Frequently asked questions
Can landlords still recover unpaid rent under the Renters’ Rights Act?
Yes. The Act does not remove a landlord’s right to be paid the rent they are owed. Rent arrears remain a valid ground for possession under Section 8, and landlords can still pursue the debt itself through the county court and enforcement — including from tenants who have already left.
Is Section 21 really gone?
From 1 May 2026, Section 21 “no-fault” notices can no longer be used to regain possession. Landlords must instead use the Section 8 process and rely on a specific legal ground, such as rent arrears, with supporting evidence.
What are the main grounds for possession now?
Landlords must use Section 8 grounds. These include serious rent arrears, persistent late payment, anti-social behaviour, and circumstances such as the landlord needing to sell the property or move in. Each ground has its own notice period and evidence requirements.
How does the Act affect rent arrears cases?
Because Section 21 is no longer available, well-documented rent arrears become even more important as a basis for possession. Keeping accurate payment records, serving the correct notices, and acting promptly all strengthen both a possession claim and any separate debt recovery action.
When did the changes come into force?
The Act received Royal Assent on 27 October 2025. The first provisions came into force on 27 December 2025, and the bulk of the reforms — including the Section 21 abolition and periodic tenancies — took effect on 1 May 2026.