The Renters' Rights Act 2025: What Every UK Landlord Needs to Know

The Renters' Rights Act 2025 is the most significant change to private rented sector regulation in England in decades. For many landlords, particularly those who've been operating the same way for years, some of what follows will require real adjustments — to how tenancies are structured, how you handle possession, and how you manage compliance.

This article sets out what the Act actually says, what's already in force, and what you need to do now.

The End of Section 21 "No-Fault" Evictions

This is the headline change, and the one that's generated the most debate.

Section 21 of the Housing Act 1988 allowed landlords to end a periodic tenancy without giving a reason — as long as proper notice was served. That route is now closed.

All tenancies in the private rented sector in England are now governed by the grounds for possession set out in Schedule 2 of the Housing Act 1988, as amended and expanded by the Act. To regain possession, you need a valid reason — and you need to follow the correct process.

What the main possession grounds now look like:

• Rent arrears: You can still pursue possession for rent arrears, though the mandatory threshold (where the court must grant possession) has been raised.
• Anti-social behaviour: Grounds here have been broadened, which is a recognition that landlords need workable routes where tenants are causing serious problems.
• Selling the property: You can regain possession if you intend to sell, but you must not relet the property within 12 months.
• Moving in a family member: Similarly, you can regain possession for occupation by you or a close family member, with the same 12-month restriction on reletting.
• Repeated rent arrears: A new ground allows possession where a tenant has been in arrears on three or more occasions in the previous three years, even if they're not currently in arrears.

What this means in practice: You still have routes to possession. But they require documentation, correct notice periods, and often, evidence. Landlords who haven't been keeping records of arrears letters, inspection reports, and communications are going to find the possession process harder.

The End of Fixed-Term Tenancies

This is a change that's received less attention but affects day-to-day tenancy management significantly.

Under the Renters' Rights Act, all new tenancies must be periodic from the outset — typically rolling on a monthly basis. Fixed-term ASTs (the six-month or twelve-month agreements most landlords have used for years) are no longer available for new tenancies.

For existing fixed-term tenancies, there is a transition process — but new tenancies signed after the relevant commencement date must be periodic.

What this means in practice: Tenants can give two months' notice to leave at any point. There is no minimum period they must stay. For landlords, this means more flexibility on possession (periodic tenancies are simpler to deal with) but potentially more unpredictability on void periods and tenant turnover.

Rent Increases: New Rules

The Act restricts rent increases in two important ways:

1. Frequency: Landlords can only increase rent once per year.
2. Process: Increases must be done via the formal Section 13 notice process. It is no longer possible to use a rent review clause in a tenancy agreement as the mechanism for increasing rent.

Tenants also have a strengthened right to challenge a proposed rent increase at the First-tier Tribunal — and if they do, the tribunal will assess whether the proposed rent is in line with the open market. The tribunal can reduce a proposed increase, but cannot raise it above what the landlord originally proposed.

What this means in practice: Rent reviews need to be planned, documented, and done by the book. Informal conversations about "putting the rent up a bit" don't cut it legally.

The Decent Homes Standard Comes to the Private Rented Sector

Previously, the Decent Homes Standard — a set of minimum conditions for rental properties — applied only to social housing. The Renters' Rights Act extends it to the private rented sector in England.

This means your property must be:

• Free from serious hazards as assessed under the Housing Health and Safety Rating System (HHSRS)
• In a reasonable state of repair
• Have reasonably modern facilities
• Have effective insulation and heating

Local authorities have new enforcement powers to inspect properties and impose improvement notices. The fines for non-compliance are significant — and councils are under political pressure to use these powers.

A Landlord Register Is Coming

The Act includes provision for a national Privately Rented Property Portal — effectively a register of landlords and their properties. This isn't fully operational yet, but landlords will be required to register their properties, and tenants will be able to check their landlord's compliance status.

Failing to register, or providing false information, will be a civil offence. Local authorities will also be able to use the portal to identify and pursue non-compliant landlords.

What this means in practice: Compliance is becoming more visible. The days of quietly ignoring a certificate renewal are over.

Pets in Rental Properties

The Act introduces a requirement that landlords must not unreasonably refuse a tenant's request to keep a pet. You can require a tenant to have pet insurance — a new provision that wasn't in earlier drafts of the legislation.

If you refuse, you need to be able to justify the decision. "I just don't allow pets" is no longer sufficient.

What You Should Be Doing Now

If you haven't already reviewed your compliance position in light of the Renters' Rights Act, now is the time. Specifically:

1. Review your documentation habits. Possession now requires evidence. Start keeping systematic records of rent payments, communications, inspections, and any issues raised.

2. Get your certificates in order. The Act doesn't change the underlying certificate requirements, but local authority enforcement is increasing. An EICR that's overdue or a gas safety certificate that's lapsed will attract more scrutiny, not less.

3. Understand the Section 13 process. If you're planning a rent increase in the next 12 months, make sure you're using the right notice and giving the right notice period.

4. Prepare for the landlord register. When the portal goes live, you'll need to register. Keep your property and compliance records in a format that makes this straightforward.

Staying Compliant Without the Paperwork Burden

The Renters' Rights Act adds administrative weight to being a landlord. More documentation, more formal processes, more evidence required if things go wrong.

Tenancy Tracker was built to absorb that burden. It tracks your compliance certificates, stores your documents, logs your inspections and communications, and keeps you audit-ready — exactly the kind of evidence trail that the post-Section-21 world requires.

Built for UK landlords — from a single property to a large portfolio, and fully updated for the Renters' Rights Act 2025 — explore Tenancy Tracker at tenancytracker.uk.