Renters’ Rights Act
The Renters Rights Act 2025 received Royal Assent on 27 October 2025, marking the most significant reform to renters’ rights and short-term lettings in over four decades. However, few of the substantive provisions are currently in force. The Act requires further regulation through secondary legislation before it can take full effect, with implementation expected to begin in 2026 and continue into 2027.
The Act reflects the Government’s position that the landlord–tenant relationship has not delivered fair outcomes for tenants. In response, it introduces greater regulation and increased Government oversight of the private rental sector.
History shows that well intentioned regulation can have unintended consequences. From the 1960’s to the 1970’s, Rent Acts introduced strong tenant protections, but a consequence was that many landlords sold their properties or withdrew from the market, shrinking the private rental sector. The Housing Act 1988 introduced assured shorthold tenancies, restoring some flexibility and rebuilding the market. The Renter’s Rights Act 2025 risks similar effect, reducing rental availability and putting further pressure on housing.
Short-term residential tenancies and termination rights
Among the most impactful changes is the abolition of Section 21 “no-fault” evictions, which previously allowed landlords to evict tenants without providing a reason. With this change, assured shorthold tenancies are being phased out. Fixed terms of six or twelve months will no longer apply, and all future tenancies will be assured periodic tenancies (APT), continuing until ended by the tenant or terminated under a valid ground.
Landlords must now rely on an expanded list of Section 8 grounds to regain possession. These include existing grounds such as persistent rent arrears, property damage, and anti-social behaviour, as well as new grounds where the landlord intends to sell the property, move back in, or house a close family member as their primary residence.
On the other hand, tenants will be able to terminate their tenancy by giving two months’ notice, under usual circumstances.
Pets
The Act also prevents landlords from unreasonably refusing a tenant’s request to keep a pet. A tenant must make the request in writing and include a description of the pet. The landlord then has 28 days to respond with either consent or a written refusal. If refused, tenants have the right to challenge the decision if they believe it is unreasonable.
What constitutes “reasonable” in these circumstances is inherently subjective. What is certain, however, is that for many pet owners, giving up a beloved cat or dog is unthinkable. With new legal rights now in place, disputes over pet ownership could become frequent, and without clear, well drafted regulations, this area could prove a fertile ground for litigation, as tenants assert their new rights, and landlords seek to protect their property interests.
Private rented sector database
Under the new system, all landlords are required to register themselves and their properties to a new Private Rented Sector Database, which the government have ensured will be a smooth transition to a new system; a statement that will likely cause anyone who has interacted with government systems to quiver.
Landlords will also be required to join an ombudsman scheme designed to offer an efficient means of resolving disputes and keep matters away from Court. The particulars of this scheme – and any costs involved in joining – are not yet clear but will likely follow later this year as the new regime rolls out.
Anti- discrimination provisions
The Act aims to curb rental discrimination against families and benefit claimants by banning discriminatory practices such as “No DSS” adverts. While this sounds promising, its practical impact is left somewhat wanting, as landlords retain discretion to choose from a pool of applicants and could, if inclined, discriminate freely without meaningful recourse for prospective tenants. Existing tenants who were once vulnerable to eviction for having children or receiving benefits are now protected by the abolition of Section 21 notices, so it is fair to ask, ‘what exactly is the point?’.
As such, the purpose of these anti-discrimination provisions are perhaps more accurately described as symbolic than substantive. Banning discriminatory adverts does not eliminate discriminatory practices, they just become less overt. There is also a risk of creating a false sense of enforceable rights, potentially encouraging disputes that are unlikely to be resolved in the tenants’ favour.
Rent increase controls
The Act introduces stricter rules around rent increases. Landlords will only be able to increase rent by following a revised procedure under section 13 of the Housing Act 1988. Any increase can be challenged by the tenant via Tribunal. However, the Tribunal will no longer be able to order a rent higher than that proposed in the Landlord’s notice, which could incentivise tenants to challenge any proposed rent increase. However, any Tribunal decision can be backdated, meaning tenants could face significant arrears if the ruling goes against them.
No more rental bidding wars
To prevent competitive bidding, landlords and agents must advertise a fixed rent and are prohibited from accepting offers above that amount, even if voluntarily offered by prospective tenants. The aim being to improve transparency and affordability in the rental market.
While the Act prohibits rental bidding, it does not prevent advertising a property at an inflated rate and later reducing it if there is no interest. This pricing strategy, while technically compliant, may undermine the spirit of the reform. It allows landlords to test the market without breaching the bidding ban, potentially disadvantaging tenants who assume the advertised rent reflects fair market value.
Final note
Perhaps the most immediate impact of the Renters Rights Act is that many landlords are likely to be caught off guard by these sweeping changes, believing they can still evict in line with their tenancy agreements, only to discover that long standing tenancies no longer offer the control they once relied upon.
Tenants, meanwhile, now face a new landscape of rights, some of which offer greater security, while others may prove less enforceable than they appear. In the absence of clear regulation, landlords and agents may exploit legislative gaps, which will only be closed gradually through court decisions over time.
Given the scale of reform, landlords should seek legal advice to fully understand their rights and obligations under the new regime. Misunderstanding the new rules or relying on outdated tenancies could lead to costly disputes or unintended breaches. Early legal guidance can help landlords adapt their agreements and offer certainty.
It is very possible that the private rental market will shrink, with Landlords selling up rather than continuing under the new law. For those that remain, expect a period of adjustment marked by creativity, and perhaps some cunning, on both sides as this new era of renting unfolds.
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