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Dec 01
How does the Renters’ Rights Act 2025 affect landlords?
The Renters Rights Act 2025, voted at the end of October 2025, brings major changes affecting landlords, tenants and the way letting agents work. The new law enhances tenants’ protection against discrimination and “no fault” evictions. On the other hand, landlords can still recover their property in case of abusive tenants, rent arrears or if they want to sell, among other reasons.
WHAT ARE THE NEW MEASURES IMPLEMENTED FROM 1 MAY 2026?
- Abolishing section 21 ‘no fault’ evictions – only Section 8 with valid grounds can be used.
- Introducing Assured Periodic Tenancies – most tenancies become periodic; tenants can stay indefinitely and leave with a 2-month notice.
- Reforming possession grounds – a fairer system, with stronger grounds for anti-social behaviour and persistent arrears.
- Limiting rent increases to once a year – using a revised Section 13 with a 2-month notice.
- Banning rental bidding and rent in advance – no offers above the advertised rent and no more than 1-month rent paid upfront.
- Making it illegal to discriminate against renters who have children or receive benefits
- Requiring landlords to consider requests to rent with a pet – valid reasons for refusal must be provided within 28 days.
- Strengthening both local council enforcement and rent repayment orders – higher penalties, reporting duties for councils, and expanded liabilities for landlords.
NEW MEASURES IMPLEMENTED FROM LATE 2026
- Introduction of a Private Rented Sector Database and an Ombudsman for landlords
Stage 1
- Mandatory landlord registration with a yearly fee
- Required details such as contact information, property specifics, occupancy and safety documents (gas and electrical certificates and EPC)
Stage 2
- Database public access and data sharing
- Ombudsman’s launch to receive tenant complaints and support landlords with guidance
- Ombudsman mandatory membership for landlords with a fee
NEW MEASURES WITH TIMING TBC AND SUBJECT TO CONSULTATION
- Delivery of a Decent Homes Standard – applied to the private sector and enforced by councils
- Minimum energy efficiency standard – upgraded to rating C by 2023
- The extension of Awaab’s Law into the private sector – landlords to fix serious hazards within set timeframes
The Government has published a roadmap setting out the timeline for implementing the measures in the Act, which helps allow preparation for the changes. You can find it here: Implementing Renters’ Rights Act 2025 – roadmap.
WHAT ARE THE NEW GROUNDS AND PERIOD NOTICES FOR POSSESSION (SECTION 8 NOTICE)?
Mandatory grounds mean the Court must order possession if the landlord can prove his case.
Discretionary grounds refer to the Court deciding whether it is reasonable to grant possession.
Most notice periods double, but immediate possession can be obtained in cases of serious anti-social behaviour, criminal activity or domestic abuse.
This list below is not exhaustive. You can find the full list of mandatory grounds and corresponding notice periods here:
List of Possession Grounds (Section 8)
MANDATORY GROUNDS FOR POSSESSION:
- The landlord (or any member of their immediate family) wants to occupy (4 months)
- The landlord wants to sell (4 months)
- The mortgage lender has repossessed the property and intends to sell it (4 months)
- Redevelopment by the landlord (4 months)
- The tenant caused more than 3 months’ rent arrears (4 weeks)
- The tenant shows severe anti-social or criminal behaviour (immediate)
- The tenant has no Right to Rent in the UK (2 weeks)
- The tenant has died (2 months)
DISCRETIONARY GROUNDS FOR POSSESSION:
- Any rent arrears (4 weeks)
- Persistent rent arrears or payment delays (4 weeks)
- Breach of the tenancy agreement (2 weeks)
- Anti-social behaviour and domestic abuse (immediate)
- Deterioration of the landlord’s property or furniture (2 weeks)
- The tenant made a false statement when applying for the tenancy (2 weeks)
the Renters’ Rights Act 2025?
