Introduction to the Renters’ Rights Act 2025 & What It Means for the Private Rented Sector 

The private rented sector is set to undergo one of its most significant reforms in decades with the introduction of the Renters’ Rights Act 2025, due to come into force on 1 May 2026. The Act represents a major shift away from the assured shorthold tenancy regime that has governed private residential tenancies for many years. 

The Renters’ Rights Act changes have been introduced to strengthen tenants’ rights and provide more security of tenure. At the same time, it fundamentally reshapes the way landlords manage and recover possession of residential property.

Consultant Solicitor Lorna Enukora, as part of our award-winning Landlord & Tenant team, provides an overview of the important changes to the Renters’ Rights Act. 

Abolition of Section 21 ‘No-Fault’ Evictions  

From 1 May 2026, Section 21 of the Housing Act 1988 will be abolished; this is undoubtedly one of the most significant changes to the Act. The Section 21 Notice has previously allowed landlords to recover possession of the property without having to establish fault or prove breach on the part of the tenant. 

Once the Renters’ Rights Act comes into force, landlords will no longer be able to rely on Section 21 Notice to recover possession of their property. Instead, all possession claims will now proceed under Section 8 of the Housing Act 1988, requiring landlords to specify which Section 8 statutory grounds they rely on to evict a tenant. 

Changes to Section 8 Possession Grounds  

With the removal of Section 21, the sole route to possession will be under Section 8 of the Housing Act. This, therefore, means that a court hearing will be required in order to recover possession of property. The Renters’ Rights Act amends some of the existing statutory Section 8 grounds, including strengthened grounds for rent arrears, new grounds introduced where a landlord intends to sell the property, grounds where a landlord or close family member intends to occupy the property, and a revised notice period for certain grounds.

End of Fixed-Term Assured Shorthold Tenancies & the Move to Periodic Tenancies 

Another important change is the end of the fixed-term assured short hold tenancies. All existing fixed-term tenancies will automatically convert to periodic tenancies, meaning they will roll from month to month (or in accordance with the rent payment period) with no fixed end date. 

Removal of Break Clauses in Tenancy Agreements 

Under the current assured shorthold regime, break clauses are often used to allow termination of the tenancy during the fixed term. As all tenancies will become periodic once the Renters’ Rights Act comes into force, fixed terms will no longer apply, and therefore break clauses will effectively fall away.

Tenants’ Rights to Keep Pets in Rented Properties 

Tenants will have the right to request permission to keep a pet on the property. Landlords can no longer unreasonably refuse to grant a tenancy because the tenant has a pet. Landlords must consider such requests and cannot unreasonably refuse consent. The Act sets strict time limits for when the landlord has to respond to any requests, and any refusal must be objectively justified. 

New Rent Payment Period Rules for Tenancy Agreements 

All tenancies must provide for the rent to be paid for a period of 28 days or less, or a monthly rent period. Tenancy agreements providing for quarterly or 6-month rent payments will no longer comply with the new framework. Existing tenancies should therefore be reviewed and updated where necessary. 

Rent Increase Restrictions Under the Renters’ Rights Act 

Under the new regime, rent increases will be limited to once per year. Any proposed rent increases must be in line with the Section 13 procedure, which provides for at least 2 months’ notice to be given of the proposed rent increase. Tenants will have a right to challenge proposed rent increases in the First-tier Tribunal, where a determination will be made on the appropriate market rent. 

Tenant Notice to Terminate 

Tenants can terminate the tenancy by giving the landlord 2 months’ notice in writing. This provides tenants with flexibility and moves away from fixed-term contracts. 

Private Rented Sector Database 

The Act also introduces a new mandatory Private Rented Sector Database, which will operate as a national register of landlords and their rental properties. Landlords will be required to register both themselves and their properties on the database. This requirement is expected to come into force in late 2026.

Legal Advice for Landlords: Preparing for the Renters’ Rights Act Changes 

The Renters’ Rights Act changes represent one of the biggest changes in the private rented sector. For landlords and investors, taking proactive steps now will be essential to ensure compliance with the upcoming changes, reduce risks and disputes. 

Our property team advises landlords, investors, and managing agents on all aspects of residential tenancies, including possession, drafting and updating tenancy agreements, reviewing tenancy documents, arrears recovery and dispute resolution.

We can provide tailored, practical advice to ensure you are prepared for the new Renters’ Rights Act changes. 

If you would like to discuss how these changes affect you or your property portfolio, please contact Lorna Enukora or a member of our Landlord and Tenant Team.