Renters’ Rights Act 2025: What Landlords in England Need to Know

The Renters’ Rights Act 2025, which received Royal Assent in October 2025, marks the most significant shake‑up of the private rented sector in decades.

Landlords and tenants across England will be affected by major changes to tenancy structures, eviction rules, rent reviews, and property standards.

Raeesah Dudhwala, Associate Solicitor in the Commercial Property and Corporate team at Bromleys, explains the key reforms, what they mean for landlords, and how our team can help you prepare.

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When does the Renters’ Rights Act 2025 start?

Implementation begins on the 1^st May 2026, with phased changes to continue in the years to come. What will happen on the 1^st May 2026:

Section 21 “no‑fault” evictions are abolished.
All Assured Shorthold Tenancies (ASTs) are converted to rolling periodic tenancies.
New rules on rent increases and property standards apply.

What does abolishing Section 21 mean for landlords?

Landlords will no longer be able to use Section 21 notices. Possession must be sought under Section 8 statutory grounds, such as:

Persistent rent arrears (threshold rises to three months).
Anti‑social behaviour.
Sale of the property or landlord occupation (with notice periods).

Implication: You’ll need to follow stricter procedures and timelines. Tenants gain greater security of tenure.

How has this affected Tenancy Agreements?

All fixed‑term ASTs will become periodic assured tenancies. Tenants can leave with two months’ notice, while landlords cannot use sale or occupation grounds in the first 12 months.

Action: Review tenancy documentation now to ensure compliance.

What are the new rent review rules included in the Renters’ Rights Act 2025?

Rent increases are limited to once per year, using a Section 13 notice with two months’ notice.

Tenants can challenge increases at the First‑tier Tribunal, which caps rent at the proposed amount and prohibits backdating.

What property standards apply in the Renters’ Rights Act 2025?

The Decent Homes Standard extend to the private rented sector, requiring homes to be safe, warm, and free from hazards.

Under Awaab’s Law, landlords must fix serious health risks, such as damp and mould, within legal timeframes.

What new regulatory requirements are introduced?

Mandatory landlord registration on the Private Rented Sector Database.
A new Landlord Ombudsman to handle complaints and disputes.
Advertising rules will ban rental bidding and discrimination against tenants with children, pets, or those receiving benefits. Tenants can request pets; landlords must respond reasonably and may require pet insurance.

What should landlords do now?

Audit tenancy agreements and rent review processes.
Plan for compliance with property standards.
Prepare for registration and Ombudsman membership.
Update marketing and pet policies.

How can Bromleys help?

Early preparation is key. Our Commercial Property team can review your tenancy agreements and management practices to ensure full compliance with the new law.