The Renters’ Rights Act 2025: A Landlord-Focused Summary and Roadmap

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.

Summary of the Key Changes for Landlords

1. Section 21 “No-Fault Evictions” Will Be Abolished

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).

• Tenants will now need to be in 3 full months of rent arrears before you can apply for a Section 8 notice - an increase from the current 2 months. This is likely to put landlords with rent arrears and no insurance under increased financial pressure. 

• Evidence and documentation will be more important than ever.

• Tenants will have greater security and may remain in properties longer.

2. All Tenancies Become Periodic

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

3. Rent Increase Rules Tightened

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.

4. Advance Rent Limited

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. 

5. Bidding Wars Banned

You can no longer invite or accept offers above the advertised rent.

6. Anti-Discrimination Rules Strengthened

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.

7. Pets: More Rights for Tenants

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.

8. Higher Property Standards (Awaab’s Law + Decent Homes Standard)

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. 

9. Stronger Enforcement & Higher Penalties

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.

Roadmap: When the changes come into effect 

🔸 Phase 1 — From 1 May 2026

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.

🔸 Phase 2 — Late 2026

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. 

🔸 Phase 3 — Late 2026 onwards

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.

What are we doing for our landlords? 

Here are some of the actions we are taking in order to get ahead of the changes and protect our landlords:

• Reviewing Your Portfolio for Compliance
• Strengthening Tenant Screening Process
• Update the Rent Review Strategies
• Prepare for the Loss of Fixed Terms and reissuing of tenancy agreements
• Strengthening Record-Keeping
• Plan for the Ombudsman
• Reviewing Rent Protection Insurance to further protect your investment 

Conclusion: A More Regulated Landscape for 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.