The Renters Rights Act 2025

The Renters Rights Act (see our previous article here) received Royal Assent on 27 October 2025. The majority of key measures in the Act have not yet come into force, and there is currently no set date for them to do so. The Government has advised that a separate timeline will shortly be published outlining plans for implementation.

What does the Act do?

Key changes include:

• Abolition of Section 21 notices (or “no-fault” evictions). Landlords will only be able to evict tenants using the new statutory grounds and timeframes set out in Table 1 of the Act. To end a tenancy, tenants will be required to give two months’ notice aligned with the end of a rental period.
• Ending of all fixed-term assured and assured shorthold tenancies. All existing tenancies will be converted to periodic assured tenancies. All future tenancies will also be periodic assured tenancies.
• A new process for increasing rent. Rent will only be capable of being increased once a year to market rate via the updated Section 13 process, and tenants will be able to challenge increases via the First-tier Tribunal.
• Introduction of a Private Rented Sector Database. This will help landlords understand their obligations and demonstrate compliance.
• Introduction of a Private Rented Sector Landlord Ombudsman. The Ombudsman will provide quick, fair, impartial, and binding resolution for tenants’ complaints about their landlord.
• Ending of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent.
• A strengthened right for tenants to keep pets, which cannot be unreasonably refused.
• Implementation of the Decent Homes Standard and Awaab’s Law, requiring strict timeframes for remedial work.
• A ban on discrimination by landlords and agents against prospective tenants in receipt of benefits or with children.
• Strengthening of local authority enforcement by expanding civil penalties, introducing new investigatory powers, and requiring local authorities to report on enforcement activity.
• Expansion of rent repayment orders, extending them to superior landlords, doubling the maximum penalty, and ensuring repeat offenders must repay the maximum amount.

When will the Renters Rights Act be implemented?

The Government plans to introduce the new tenancy system for the private rented sector in a single stage. On this date, the new tenancy system will apply to all private tenancies — existing tenancies will convert to the new system, and any new tenancies signed on or after this date will also be governed by the new rules.

Elements of the Act, such as the Decent Homes Standard, are not expected to take effect until 2035/2036. However, many of the other provisions are likely to apply to new and existing tenancies during 2026.

How can Pinney Talfourd help?

Our Property Litigation Team is highly experienced in advising both landlords and tenants on all aspects of residential tenancy law, including possession proceedings, rent arrears, disrepair claims, and tenancy disputes. With significant legislative changes on the horizon, it’s essential to understand how the Renters Rights Act may affect your rights and responsibilities.

Whether you’re a landlord navigating the new tenancy framework or a tenant seeking clarity on your options, our team is here to help. Call us on 01708 511 000.