The Complete Landlord's Guide to the Renters' Rights Act 2025

What is the Renters' Rights Act?

The Renters' Rights Act 2025 is the most significant reform to English tenancy law in over 30 years. It received Royal Assent in 2025 and Phase 1 is set to take effect on 1 May 2026, fundamentally changing the relationship between landlords and tenants.

The Act replaces the Housing Act 1988's assured shorthold tenancy (AST) framework with a new system of periodic tenancies. No-fault evictions under Section 21 are abolished entirely.

Key changes at a glance

Section 21 abolished

The most headline-grabbing change. Section 21, which allowed landlords to end a tenancy without giving a reason after the fixed term expired, is being abolished. From 1 May 2026, all possession claims must use Section 8 grounds.

This means landlords must have a valid ground for possession — whether that is rent arrears (Ground 8), breach of tenancy terms (Ground 12), or the landlord wanting to sell (Ground 1A) or move in (Ground 1).

All tenancies become periodic

Fixed-term tenancies are abolished for new tenancies created after the Act commences. All tenancies will be periodic from day one. Existing fixed-term tenancies will continue until they expire, at which point they convert to periodic tenancies under the new rules.

Rent increases regulated

Rent can only be increased once every 52 weeks, using a Section 13 notice giving at least two months' notice. Tenants can challenge any increase at the First-tier Tribunal, which will determine the market rent.

Pet requests

Tenants have the right to request permission to keep a pet. Landlords must respond within 42 days with consent or a reasonable refusal. Failure to respond within 42 days is treated as consent. Landlords can require the tenant to take out pet damage insurance.

Private Rented Sector Database

All rental properties must be registered on the new PRS Database. Landlords must keep their registration up to date. Non-registration is a separate offence carrying its own civil penalties.

Decent Homes Standard

The Decent Homes Standard, previously only applicable to social housing, will be extended to the private rented sector. Properties must meet minimum standards for repair, thermal comfort, modernisation and facilities.

Civil penalties

The Act introduces civil penalties as an alternative to prosecution for most offences. Local authorities can impose fines of up to £7,000 for a first offence and up to £40,000 for repeat offences. These can be imposed alongside rent repayment orders.

What landlords should do now

How RightHold helps

RightHold is purpose-built for the Renters' Rights Act. Our compliance dashboard gives you traffic-light visibility across your entire portfolio. Certificate tracking with automated reminders ensures you never miss a deadline. The Section 8 Evidence Builder helps you build court-ready cases when you need to pursue possession.

Stop using spreadsheets. Start using RightHold.