The Renters’ Rights Act 2025 is the most significant reform to the private rented sector in a generation. It reshapes the relationship between landlords and tenants, introducing stronger protections for renters while placing new obligations on property owners and letting agents.
As your local estate agent, we’ve prepared this guide so you can understand exactly what the Act means for you, plan ahead, and continue to let your property with confidence.
Tap any section below to expand it. The first one is open to show you what’s inside.
The End of Section 21 “No-Fault” Evictions
From 1 May 2026, landlords will no longer be able to end a tenancy using a Section 21 notice. Instead, you will need to rely on Section 8 of the Housing Act 1988, which requires you to state a specific legal ground for seeking possession.
The Act introduces revised and new grounds for possession, including:
- Selling the property - you intend to sell and need vacant possession.
- Moving back in - you or a close family member wish to occupy the property as a primary home.
- Rent arrears- the tenant is in significant rent arrears (mandatory ground if at least two months’ arrears at both notice and hearing dates).
- Anti-social behaviour - the tenant or their household has engaged in serious anti-social behaviour.
- Breach of tenancy - a material breach of the tenancy agreement.
Notice periods range from two weeks to four months depending on the ground relied upon. It is vital to serve the correct notice, in the correct form, to avoid delays in court.
All Tenancies Become Periodic
Fixed-term assured shorthold tenancies (ASTs) will be abolished. Every tenancy will become a rolling periodic tenancy from the commencement date, including existing fixed-term agreements. Tenants will be able to leave by giving two months’ notice at any time.
What this means for you: you can no longer lock in a tenant for six or twelve months. However, the revised possession grounds give you clear routes to regain your property when you have a legitimate reason.
Rent Increase Rules
Landlords may increase the rent once per year using a Section 13 notice, giving at least two months’ written notice. The proposed increase must reflect market rent for the property. Tenants who disagree can challenge the increase at the First-tier Tribunal, which will determine the market rent.
Tip: Keep evidence of comparable local rents. We can provide you with a rental market appraisal to support any proposed increase.
Ban on Rental Bidding
Landlords and agents must publish an asking rent for each property and may not invite, encourage, or accept offers above that figure. This is designed to create a transparent rental market and prevent bidding wars.
What this means for you: set a realistic asking rent from the outset. Our lettings team can advise on optimal pricing to attract quality tenants quickly.
Rental Discrimination Banned
From 1 May 2026 it will be illegalto operate blanket bans on tenants who receive benefits or who have children. This applies to both landlords and letting agents, covering direct and indirect discrimination. Individual affordability assessments remain permitted, but broad “No DSS” or “No Children” policies must be removed from all marketing and processes.
Tenants’ Right to Request a Pet
Tenants will have a strengthened right to request to keep a pet. You must consider any request and cannot unreasonably refuse. If you do consent, you may require the tenant to take out pet insurance to cover potential damage.
Tip:Document the property’s condition thoroughly at check-in with a professional inventory. This protects you if a pet-related damage claim arises.
Decent Homes Standard & Awaab’s Law
The Decent Homes Standard, previously limited to social housing, will be extended to the private rented sector. Properties must meet minimum requirements covering structural condition, heating, damp, kitchen and bathroom facilities, and general repair.
Awaab’s Law will require landlords to investigate and remedy hazards such as damp and mould within prescribed timescales. Failure to comply will allow tenants to seek a court order and compensation for breach of contract.
What this means for you: proactive maintenance is more important than ever. We recommend commissioning a property health check before these standards come into force to identify and address any issues early.
Landlord Database & Ombudsman
A national PRS Landlord Databaseis expected to launch from late 2026. All private landlords will be required to register and pay an annual fee. The database will help tenants verify that their landlord is compliant and give local authorities better oversight.
A new PRS Landlord Ombudsmanservice is expected to become mandatory around 2028. Landlords will need to be members, providing tenants with an independent route for dispute resolution without going to court.
Government Information Sheet
Landlords must provide the official Renters’ Rights Act Information Sheet to every named tenant by 31 May 2026. It can be delivered digitally or as a printed copy. Failure to comply could result in a civil penalty of up to £7,000.
Enforcement & Penalties
Local authorities now have stronger investigatory and enforcement powers. Civil penalties for breaches of the Act are:
- Up to £7,000 for an initial breach.
- Up to £40,000 for a repeated or serious breach.
Importantly, if you use a letting agent, you may still be held responsible for their actions under the Act. Choosing a reputable, well-informed agent is therefore essential.
How Nestly Properties Can Help
Navigating these changes can feel daunting, but you don’t have to do it alone. Our lettings and property management team can:
- Advise on the correct notice procedures and possession grounds.
- Provide rental market appraisals to support compliant rent increases.
- Arrange professional inventories and property health checks.
- Keep you updated as each phase of the Act comes into force.
- Ensure your marketing and tenancy agreements are fully compliant.
Need Advice on the Renters’ Rights Act?
Speak to our lettings team for a no-obligation chat about how these changes affect your property.
This page is intended as a general guide only and does not constitute legal advice. The Renters’ Rights Act is being implemented in phases and specific details may change. We recommend consulting a solicitor for advice on your individual circumstances. Last updated: April 2026.
