The Renters' Rights Act 2025 is a landmark piece of legislation in England designed to significantly improve the rights and security of private renters [1] [2] [3]. It received Royal Assent on October 27, 2025 [4] [5].

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The Act introduces a comprehensive set of reforms aimed at rebalancing the relationship between landlords and tenants, addressing issues such as insecure tenancies, poor housing conditions, and unfair practices [1] [3] [6]. While the Act has received Royal Assent, its substantive provisions are not yet fully in force, and a phased implementation is expected, with further regulations and guidance to be issued [3] [5].

Key provisions of the Renters' Rights Act 2025 include:

Abolition of Section 21 'No-Fault' Evictions

A central pillar of the Act is the abolition of Section 21 'no-fault' evictions, which previously allowed landlords to evict tenants without providing a reason after the fixed term of a tenancy [1] [2] [3] [6]. This change aims to provide greater security of tenure for tenants, empowering them to challenge poor conditions or unreasonable rent increases without fear of retaliatory eviction [1] [6]. Landlords will now need to rely on specific, reformed grounds for possession under Section 8 of the Housing Act 1988 to regain their property [3] [6]. These grounds include tenant fault (e.g., rent arrears, anti-social behaviour) and legitimate landlord circumstances (e.g., selling the property, moving in a family member) [3] [6].

New Tenancy Structure

The Act moves away from fixed-term Assured Shorthold Tenancies (ASTs) to a single system of periodic assured tenancies [2] [3] [6]. This means tenancies will be open-ended, with tenants able to end their tenancy with two months' notice [1] [3]. Landlords, however, can only terminate tenancies using the specified grounds for possession [3]. Existing ASTs will automatically convert to these new periodic tenancies once the relevant provisions come into force [3].

Rent Reforms

The Act introduces several measures related to rent:

• Limits on Rent Increases: Landlords will generally be able to increase rent once a year to market rate, with at least two months' notice [3] [6].
• Tenant Challenge to Rent Increases: Tenants will have the right to challenge excessive rent increases at the First-tier Tribunal, and the Tribunal will not be able to set a rent higher than the landlord's initial proposal [3] [6].
• Prohibition on Rental Bidding Wars: Landlords and agents will be prohibited from inviting, encouraging, or accepting offers above the advertised rent for a property [2] [3] [6]. Adverts must specify a clear asking rent [3].
• Restrictions on Advance Rent Payments: The Act prohibits landlords from requiring or accepting large amounts of rent in advance before a tenancy is entered into, generally limiting it to one month's rent [3] [6].

Enhanced Tenant Protections

The legislation introduces several protections for tenants:

• Right to Request a Pet: Tenants will have a statutory right to request to keep a pet, and landlords cannot unreasonably refuse [1] [2] [3] [6]. Landlords may require pet insurance to cover potential damage [6].
• Ban on Discrimination: It will be illegal for landlords and agents to discriminate against prospective tenants based on them having children or receiving benefits [1] [2] [3] [6].
• Decent Homes Standard and Awaab's Law: The Act extends the Decent Homes Standard to the private rented sector, setting minimum standards for property condition, safety, and comfort [1] [2] [3] [6]. It also applies Awaab's Law, which sets clear legal timeframes for landlords to address serious health and safety hazards, such as damp and mould [1] [2] [3] [6].

New Regulatory Framework

The Act establishes new mechanisms for oversight and enforcement:

• Private Rented Sector Ombudsman: A new, mandatory ombudsman scheme will be introduced, which all private landlords must join [1] [3] [6]. This service will offer free, impartial, and binding resolution for tenants' complaints against landlords [1] [3].
• Private Rented Sector Database: A new database will require all landlords to register themselves and their properties [1] [3] [6]. This aims to increase transparency, help landlords understand their obligations, and assist local authorities in targeting enforcement [1] [3].
• Strengthened Local Authority Enforcement: Local authorities will have expanded powers and civil penalties to enforce the new regulations [1] [3] [6].

Implementation Timeline

While the Act has passed, the government has stated that implementation will be phased to allow landlords and the sector to adjust [3] [5]. The exact timetable for bringing all provisions into force is yet to be fully announced, but some measures, like Awaab's Law for the social rented sector, have specific commencement dates [3] [5]. The government aims to introduce the new tenancy system for the private rented sector in one stage, converting existing tenancies and applying new rules to new tenancies simultaneously [6].

The Renters' Rights Act 2025 represents a significant overhaul of the private rental market in England, aiming to provide greater security, fairness, and quality for millions of tenants [1] [3] [6].

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