Renters’ Rights Act 2025 — What Landlords Need to Know

The Renters’ Rights Act 2025 represents the most significant reform of the private rented sector in a generation. This page summarises the key changes and what they mean for landlords in England.

Abolition of Section 21 (No-Fault Eviction)

The Act abolishes Section 21 of the Housing Act 1988 — the mechanism that previously allowed landlords to recover possession of a property at the end of a fixed-term tenancy without giving a reason. From the Act’s commencement date, landlords may only recover possession using one of the prescribed grounds set out in Schedule 2 of the Housing Act 1988, served by way of a Section 8 notice.

This is a fundamental change. Landlords must now plan their grounds for possession carefully and ensure they are relying on a valid, evidenced ground before issuing proceedings.

Abolition of Fixed-Term Tenancies

All new tenancies in England are now periodic from day one — there are no fixed-term Assured Shorthold Tenancies. Tenancies roll month to month. Tenants may give two months’ notice to leave at any time. Landlords may only end the tenancy by serving a Section 8 notice citing a valid statutory ground.

Strengthened Section 8 Grounds

Several Section 8 grounds have been amended and new grounds added. Of particular relevance to landlords:

• Ground 1A (Selling the property): Landlords wishing to sell can recover possession after giving four months’ notice, subject to restrictions
• Ground 1 (Owner occupation): Landlords or close family wishing to move in can recover possession after four months’ notice
• Ground 8 (Rent arrears): Threshold increased; at least three months’ arrears required for mandatory ground
• Ground 6A (Repeated Section 8 grounds): New ground for persistent anti-social behaviour

Rent Increases

Landlords may only increase rent once per year and must give two months’ written notice using a prescribed form. Tenants have the right to challenge any rent increase at the First-tier Tribunal (Property Chamber). The Tribunal can only determine a market rent — it cannot reduce the rent below the existing level.

Pets

Tenants now have the right to request to keep a pet in their home, and landlords must consider such requests and not unreasonably refuse them. Landlords may require tenants to take out a pet damage insurance policy as a condition of approval.

Private Rented Sector Database

The Act creates a mandatory database for landlords and properties in the private rented sector. Landlords must register themselves and their properties on the database before marketing or letting. Failure to register will constitute an offence and may prevent landlords from recovering possession.

Private Rented Sector Landlord Ombudsman

All private landlords must join a government-approved Ombudsman scheme. Tenants will be able to make complaints to the Ombudsman, who will have powers to require landlords to apologise, provide information, take remedial action, and pay compensation of up to £25,000. Non-membership will be a criminal offence.