Renters' Rights Act 2025 - For Landlords
The Act received Royal Assent on 27 October 2025 and is expected to come into force in May 2026. It represents the most significant reform of the private rented sector in England in over thirty years. Landlords should begin reviewing their arrangements now.
1. Abolition of ASTs and Fixed Terms
All residential tenancies will become periodic from the outset, rolling monthly. Fixed-term tenancies are abolished for new lettings, with existing tenancies transitioning on a date to be confirmed.
2. Abolition of Section 21 No-Fault Evictions
Landlords must rely on a specific statutory ground to recover possession. Key grounds include Ground 1 (owner occupation), Ground 1A (sale) and Ground 6 (redevelopment) — all requiring four months’ notice.
3. Rent Increases
Rent may only be increased through the statutory Section 13 notice procedure. Contractual rent review clauses will no longer be effective. Tenants may challenge increases at the First-tier Tribunal.
4. Prohibition on Rental Bidding and Advance Rent
A fixed asking rent must be advertised. Inviting or accepting offers above that figure will be an offence. Requiring more than one month’s rent in advance once a tenancy is in place will also be prohibited.
5. Right to Keep Pets
Tenants may request permission to keep a pet in writing. Landlords may not unreasonably refuse. Pet damage insurance may be required as a condition of consent.
6. Private Rented Sector Database
All landlords must register their properties on a new national database before marketing or letting. Letting without a valid registration will be an offence.
7. Mandatory Landlord Redress Scheme
All residential landlords must join a government-approved redress scheme. Financial penalties apply for non-compliance.
8. Decent Homes Standard
The Decent Homes Standard will be extended to the private rented sector with local authority enforcement powers.
9. Anti-Discrimination
Landlords and agents may not refuse to let on the grounds that prospective tenants have children or are in receipt of benefits. Discriminatory tenancy terms will be unenforceable.
What landlords should be doing now
- Review existing tenancy agreements and consider how the transition to periodic tenancies will affect your arrangements
- Assess properties currently let on fixed terms — if you need possession within a defined timeframe, plan accordingly
- Ensure rent levels are reviewed before the new rent increase procedure takes effect
- Confirm all compliance documentation remains current beyond the May 2026 implementation date
- Speak with Foster Row to understand how these changes affect your specific portfolio
Foster Row is monitoring the commencement timetable and will advise clients as implementation dates are confirmed.
This guide is provided for information purposes only and does not constitute legal advice. Landlords should seek independent legal and tax advice in relation to their specific circumstances.
