The Renters’ Rights Act 2025: A Landlord-Focused Summary and Roadmap
The Renters’ Rights Act 2025 is the most substantial reform of the private rented sector in decades. While much of the public discussion focuses on tenants, the changes for landlords are equally significant. Understanding the timeline, new obligations, and strategic adjustments will be essential for staying compliant and protecting your investment.
This post breaks down what the Act means for landlords and provides a clear roadmap of when each change is happening.
The headline change: Section 21 notices will disappear.
Once implemented, all evictions will require a valid ground — typically using strengthened and expanded Section 8 grounds.
What this means for landlords:
You will need to demonstrate a legally acceptable reason for repossession (e.g., wanting to sell, moving back in, arrears, ASB).
Evidence and documentation will be more important than ever.
Tenants will have greater security and may remain in properties longer.
Fixed-term ASTs will be replaced with open-ended periodic tenancies.
Implications:
Tenants can leave with 2 months’ notice which can be issued any time after the first month has passed.
You cannot rely on a fixed end date for possession.
Rent reviews need a more systematic annual process as tenancy renewals will be no more
The Act restricts how and when landlords can raise rents.
Key rules:
Only one increase per year.
Must give two months’ notice.
Tenants can challenge increases at tribunal and delay the increase until after the tribunal decision has been granted.
Practical takeaway:
Landlords will need robust evidence for rent increases, and rent-setting strategies will need to be based more clearly on local market evidence.
Landlords will not be allowed to request any rent in advance of contracts being signed between both parties. This is a major shift for landlords who rely on 6–12 months upfront to mitigate risk — especially with international tenants or those without a UK guarantor.
Landlords will only legally be allowed to take the security deposit and holding deposit in advance of entering into a contract with the tenant.
You can no longer invite or accept offers above the advertised rent.
Landlords and agents must not discriminate against prospective tenants with:
Children
Benefits (Universal Credit, housing support)
This builds on previous case law but is now explicitly illegal.
Tenants gain a legal right to request a pet, and landlords:
Must respond within 28 days.
Must give a valid reason if refusing.
This effectively normalises pets in rentals unless there is a strong property-based reason to decline.
Landlords will need to respond faster to issues like mould or damp and a formal Decent Homes Standard will also apply to private rentals for the first time.
Implications for landlords:
Expect stricter inspection and repair timelines.
Poor-condition properties will face more enforcement and higher fines.
Local councils gain new powers, including:
Greater investigatory access
Expanded rent repayment orders
Higher civil penalties
There will also be a new national landlord database and a landlord ombudsman.
Most major changes take effect here, including:
Abolition of Section 21
Move to periodic tenancies
New possession grounds
Annual rent increase limit
Two-month rent rise notice
Ban on bidding wars
Restrictions on rent in advance
Anti-discrimination rules
Tenants’ right to request pets
Expanded penalties and enforcement
Note: New investigatory powers for councils begin earlier, from 27 December 2025.
Two major infrastructure pieces launch:
Private Rented Sector (PRS) Database
Landlord Ombudsman
Most landlords will need to register properties on the database and may need to use the ombudsman for tenant disputes before going to court. There is likely to be a registration fee for landlords to pay however the amount is yet to be confirmed.
This phase requires secondary regulations and will include:
Extension of Awaab’s Law requirements (e.g. mandatory mould/damp repair deadlines)
Implementation of the Private Rented Sector Decent Homes Standard
This will likely be the most operationally demanding phase for landlords.
Here are some of the actions we are taking in order to get ahead of the changes and protect our landlords:
The Renters’ Rights Act represents a shift towards:
Higher transparency
Stronger tenant protections
Greater accountability for landlords
While many landlords will need to adjust their systems, processes, and expectations, those who maintain good standards and proper documentation will be well-placed to navigate the new framework.
If you're not prepared for these changes, you should act now to get ahead. Contact The Lettings Club today for a free 1-2-1 discussion surrounding the changes.
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