New Law: Renters Right Right Act 2025

Hi

Subject: New Law: Renters Right Rights Act 2025

Here is an overview of the new law in England: the Renters’ Rights Act 2025 (formerly the Renters’ Rights Bill) and what it means for landlords and tenants.

What is it?

The Bill was introduced to Parliament on 11 September 2024.

It is intended to be the biggest reform of the private rented sector in decades in England.

It has now passed its final parliamentary stages and is reported to have received Royal Assent (become law) in late October 2025.

The Act’s full provisions will come into force in stages (via commencement regulations). Not all measures are live yet.

Key changes and their implications

Here are some of the most important reforms under the Act, and what they mean in practice.

Abolition of “no-fault” evictions (Section 21)

Landlords will no longer be able to use the so-called Section 21 “no-fault” eviction route (where a tenant can be evicted without the landlord giving a reason).

Instead, landlords must rely on fault-based or other specific possession grounds under Section 8 (or equivalent) when seeking to regain possession.

This change gives tenants greater security of tenure, but means landlords need to plan more carefully when they need the property back (for sale, owner occupancy, etc).

Change from fixed-term tenancies to periodic tenancies

The Act ends the standard model of fixed-term assured shorthold tenancies (ASTs) in favour of periodic (rolling) tenancies as default.

The shift means that the tenancy continues indefinitely unless and until valid notice is given by either party, under the new regime of grounds.

For landlords, this means less predictable “fixed-term expiry” dates and more reliance on justified possession grounds.

Rent increases, deposit and advance payment reforms

Limits will be placed on how often rent can be increased (typically once a year) and increases must reflect market rent rather than arbitrary hikes.

Large advance payment demands (e.g., many months’ rent in advance) will be prohibited. The Act amends the Tenant Fees Act 2019 so that landlords or agents cannot require or accept more than one month’s rent (or 28 days’ rent if tenancy period is less than a month) in advance.

There are also provisions around a “lifetime deposit” model (tenant carries deposit from tenancy to tenancy) though full details will depend on regulations.

Tenant rights: pets, children, benefits and anti-discrimination

The Act prohibits blanket bans on tenants who claim benefits or have children. Landlords will need to assess each case reasonably rather than applying automatic exclusion.

Tenants will have a right to request permission to keep a pet; the landlord must consider the request and cannot unreasonably refuse.

The reforms are aimed at re-balancing power, giving tenants more protections and ability to challenge unfair practices.

Minimum standards and enforcement

A “Decent Homes Standard” (or equivalent) for the private rented sector will be enforced; properties must meet certain minimum condition standards.

Local authorities and other enforcement agencies will be given enhanced powers to ensure compliance.

There will be a PRS database and a new ombudsman (or equivalent) for the private rented sector.

What you should do as a landlord (or adviser)

Given your involvement with landlord documentation and practice, here are some practical steps to take now:

Audit your existing tenancy agreements. You will need to update them to reflect the new periodic tenancy model, elimination of no-fault evictions, and any new rent-increase mechanisms.

Review your possession/eviction procedures. You cannot rely on Section 21 anymore; you must ensure reasons/grounds are valid and documented under the new regime.

Check how you set and review rent: ensure the mechanism for rent increases aligns with the new “once-a-year” rule and you can demonstrate it reflects market rate.

Re-assess your criteria for tenants: ensure you are not applying blanket bans based on benefits, children, or pets. Set up a process for pet requests and ensure you document responses and reasons.

Ensure your properties meet minimum condition standards. Be proactive in maintenance, repair and health-safety compliance.

Monitor the commencement regulations (which exact provisions come into force when). Build in notice periods for tenants and landlords alike.

Update your landlord code of conduct, disciplinary policy, and landlord-tenant documentation to cover the new legal obligations and rights.

Transitional & implementation issues

Although the Act has become law, many of its provisions will be brought into force by regulation at later dates. The government has committed to giving sufficient notice before major changes take effect.

Notices served before commencement may still have effect under old rules, so check transitional provisions carefully.

Because of the scale of change, landlords and letting agents will need time to adapt. Early preparation will reduce risk of non-compliance.

Kind regards,

British Landlord Association

Legal Team

Peter Ross

01293 855700