The Renters’ Rights Act 2025: Everything Landlords Need to Know About the Biggest Letting Changes in a Generation

The private rental sector in England is on the cusp of its most significant transformation since the Housing Act 1988. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, marking the beginning of a new era for landlords and tenants alike.

The Renters’ Rights Act is a significant milestone for tenant protection in the private rental sector.

At Winfields Group, we’ve been closely monitoring these developments to ensure our landlord clients across Plymouth, Exeter, Bristol, and beyond are fully prepared for what’s coming. This comprehensive guide breaks down everything you need to know about the new legislation and how to ensure your rental business remains compliant and profitable.

What is the Renters’ Rights Act 2025?

The Renters’ Rights Act aims to redefine the rental landscape, ensuring fairness for all parties involved.

The Renters’ Rights Act 2025 represents the most substantial reform to the private rented sector (PRS) in over three decades. The Renters’ Rights Act aims to provide greater security for renters while maintaining a sustainable market for property investment.

The Act completed its passage through Parliament and received Royal Assent on 27 October 2025, with substantive provisions commencing in phases through regulations and guidance.

Implementation Timeline: When Do These Changes Take Effect?

Understanding the phased implementation is crucial for landlords to prepare effectively. The government intends to implement the act in three phases:

Phase 1: December 2025

New investigatory powers were introduced on 27 December 2025 to make it easier for councils to identify and fine landlords when they contravene certain laws. Local authorities now have enhanced powers to:

Inspect properties without prior notice
Demand documents and records
Access third-party data
Investigate suspected breaches including illegal eviction, poor standards, and non-compliance

Local housing authorities received £18.2 million in 2025/26 to support preparations for the implementation of the Renters’ Rights Act 2025 and to build enforcement capacity.

This funding will also assist in implementing the Renters’ Rights Act efficiently.

Phase 2: May 2026 (The Big Bang)

1 May 2026 will be a ‘big bang’ day from which the new regime will apply, with changes to security of tenure, including the abolition of ‘no-fault’ evictions. This is when the most significant changes take effect:

The Renters’ Rights Act abolishes previous eviction processes, creating a more stable environment for tenants.

Section 21 ‘no-fault’ evictions abolished
All Assured Shorthold Tenancies (ASTs) automatically convert to Assured Periodic Tenancies
Reformed grounds for possession under Section 8 come into force
New pet ownership rights take effect
Discrimination protections commence
Rent increase limitations begin

Phase 3: 2026-2030

Later phases will introduce:

The Private Rented Sector (PRS) Ombudsman (12-18 months after administrator selection)
Decent Homes Standard for private rentals
Awaab’s Law, which came into effect on 27 October 2025, with full enforcement following
Minimum Energy Efficiency Standards (EPC C by 2030)
Digital PRS Database registration

Our property management team is already preparing landlords for these changes with tailored compliance strategies.

Section 21 Abolished: The End of ‘No-Fault’ Evictions

Perhaps the most significant change is the abolition of section 21 ‘no fault’ evictions – landlords in the PRS will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants.

Under the Renters’ Rights Act, landlords will have to adhere to stricter regulations regarding tenant evictions.

What This Means for Landlords

From 1 May 2026, landlords will only be able to end tenancies using Section 8 grounds for possession. The Act has more than doubled the number of grounds for possession under section 8, and made changes to many more.

With the Renters’ Rights Act, landlords must navigate new complexities when ending tenancies.

Key Section 8 Changes:

Enhanced Grounds for Possession: The Act introduces and modifies grounds including:
- Landlord or family member wishes to move in (cannot be used in first 12 months)
- Property being sold (cannot be used in first 12 months)
- Rent arrears (with amended thresholds and notice periods)
- Anti-social behaviour (with strengthened procedures)
- Breach of tenancy terms
12-Month Protection Period: Both the sale ground and the landlord occupation ground cannot be used unless the tenancy has existed for at least one year when the relevant notice expires.
Sale Ground Restrictions: If the landlord serves notice because they have found a buyer but then the sale falls through, the landlord cannot re-market or re-let the property for 12 months from the later of the expiry of the landlord’s notice or the commencement of possession proceedings.

Transitional Arrangements

Any section 21 notice or section 8 notice served, and any possession proceedings begun under the existing grounds of the Housing Act 1988 before 1 May 2026, will remain valid but landlords will need to comply with strict deadlines and there will be a final cut-off date of 31 July 2026 for court proceedings to be commenced.

Action Point: If you’re considering ending a tenancy using Section 21, you must serve notice before 1 May 2026 and issue court proceedings by 31 July 2026 at the latest.

The End of Fixed-Term Tenancies

It will no longer be possible to have fixed term tenancies. All existing fixed term tenancies will become periodic overnight.

What Are Periodic Tenancies?

Assured Periodic Tenancies mean tenants will be able to stay in their property for as long as they want, or until a landlord serves a valid section 8 notice.

Key Features:

Tenancies continue indefinitely on a rolling basis
Tenants will be able to terminate any tenancy with at least 2 months’ notice to expire at the end of a rent period
Tenants can leave from day one (no minimum term commitment)
Landlords must use Section 8 grounds to regain possession

Impact on Landlords

Due to the end of fixed-term tenancies, agencies risk losing a key income driver. Renewals currently account for an average of 27% of total agency revenue, with this figure rising to 37% in London.

However, research shows that on average tenants stay in their rented property for at least two years, and it’s more common for a tenant to serve notice rather than the landlord. This suggests tenant behaviour may not dramatically change despite the new flexibility.

If you’re concerned about tenancy management under the new system, our letting services include comprehensive support for adapting to periodic tenancies.

Pet Ownership: New Rights for Tenants

One of the most discussed aspects of the Act concerns pets in rental properties. The RRA will amend the Housing Act 1988 to include new sections 16A – 16B. These new sections will give tenants in the private rented sector a legal right to ask landlords for permission to rent with pets.

The Renters’ Rights Act empowers tenants to negotiate better conditions regarding pet ownership in rental properties.

The New Pet Request Process

The tenant must apply in writing to the landlord with a description of the pet for which consent is sought. The landlord must either give or refuse consent in writing within 28 days of the date of the request.

Timeline:

Tenant submits written request with pet description
Landlord has 28 days to respond
The landlord may ask for further information if it’s reasonable, and the deadline for responding will be 7 days after the tenant provides the information
If the landlord needs consent of a “superior landlord” and they apply for consent within 28 days of the tenant’s request, they can delay giving or refusing consent until 7 days following consent or refusal from the superior landlord

When Can Landlords Refuse?

Landlords must consider every written request to rent with pets fairly and they cannot unreasonably refuse consent.

Reasonable grounds for refusal may include:

Property unsuitable for the pet (e.g., large dog in small flat with no garden)
Superior lease prohibits pets
Property type restrictions (e.g., multiple cats in a flat with no outdoor space)
Concerns about specific breeds or sizes
Building regulations in apartment blocks

Concern about potential damage on its own is not considered reasonable grounds to deny permission.

What About Pet Insurance?

The previously proposed universal insurance obligation was removed during the legislative process in July 2025. As things presently stand, the Act will not give landlords an automatic statutory right to demand pet damage insurance from tenants.

Landlords must be aware of how the Renters’ Rights Act impacts pet ownership policies.

However, Ministers are considering a change that would allow landlords to charge up to 3 weeks of rent as a returnable deposit to cover any potential damages caused by pets.

Current Reality: Only 7% of rental properties are advertised as suitable for pets, and 51% of tenants said they would get a pet or consider it once the Renter’s Rights Act comes into effect.

Practical Advice for Landlords

Update Tenancy Agreements: Remove blanket pet bans and include the new statutory process
Consider Each Request: Assess on merit, document your reasoning
Set Clear Conditions: Where you approve pets, specify expectations around:
- Professional cleaning at end of tenancy
- Garden maintenance
- Noise management
- Insurance (though not legally required, can be requested)
Check Superior Leases: Ensure you’re not bound by restrictions you can’t override

Need help updating your tenancy agreements? Our landlord services include compliant documentation support.

Rent Increases: New Limitations and Challenges

The Renters’ Rights Act introduces significant changes to how rent increases are managed.

Rent increases will be limited to one per year and they must be made via a Section 13 notice, giving tenants at least two months’ notice.

Changes to the Rent Increase Process

Current System: Landlords can include rent review clauses in fixed-term agreements and increase rent at renewal.

New System (from May 2026):

Only one increase per year permitted
Must use formal Section 13 notice procedure
Minimum 2 months’ notice required
Tenants will gain expanded powers to challenge rent increases via Section 13 and the First-tier Tribunal

Tenant Challenges

Early polling shows that 22% of tenants plan to appeal rent rises, regardless of whether they feel the increase is fair.

Tenants under the Renters’ Rights Act will have increased rights to challenge any rent increases imposed.

What the Tribunal Considers:

Market rents for comparable properties in the area
Property condition and features
Recent rent history
Market trends

Landlord Protection: Keep detailed records of:

Comparable rental evidence from similar properties
Property improvements and maintenance
Market research supporting your increase
Property running costs and expenses

Discrimination Protections: Who You Can and Can’t Refuse

Once implemented, the Act prevents landlords from refusing applicants because they have children or because they receive benefits.

The Renters’ Rights Act emphasises fair treatment for all tenants, regardless of their background.

What’s Prohibited

It will be illegal for landlords to refuse tenants receiving benefits or with children, provided the property is suitable.

The Renters’ Rights Act is designed to create a more equitable rental market.

Key Points:

Cannot refuse solely based on benefit receipt
Cannot refuse families with children if property is suitable
A one-bedroom flat will not be suitable for a parent with three children
Existing mortgage or head lease restrictions on letting to those who receive benefits or with children will be void and are of no effect

What’s Still Permitted

Landlords can still:

Conduct proper referencing and affordability checks
Refuse based on poor rental history or references
Refuse if income doesn’t meet affordability criteria (applied equally to all applicants)
Refuse if property is genuinely unsuitable for household size

Rent Bidding Ban

Understanding the Renters’ Rights Act is crucial for landlords to ensure compliance.

Rent bidding rules prohibit competition above the advertised rent. Landlords and agents must publish the asking rent, and applicants cannot be encouraged or permitted to offer more than this figure.

Implications:

The Renters’ Rights Act requires landlords and agents to approach letting with transparency.

Must advertise clear asking rent
Cannot encourage offers above asking price
Cannot accept higher offers in competitive situations
Ensures transparency and fairness

The implications of the Renters’ Rights Act extend to all areas of property management.

Awaab’s Law: Tackling Damp and Mould

Awaab’s Law came into effect on 27 October 2025. The legislation is named after Awaab Ishak, a two year-old boy who tragically died in 2020 from a respiratory condition caused by prolonged exposure to damp and mould in his home.

Legal Requirements

Under this law, landlords are required to investigate and resolve reported health and safety hazards within strict timeframes. Emergency hazards must be investigated within 24 hours, while potential hazards must be addressed within 10 days.

Compliance with the Renters’ Rights Act is essential for all landlords.

Timeframes:

Emergency hazards: Investigation within 24 hours
Serious hazards: Investigation within 14 days, repairs completed within reasonable timeframe
Potential hazards: Investigation within 10 days

Failure to comply may result in civil penalties or legal enforcement action by the local authority.

Practical Steps

Respond Promptly: Document all tenant reports of damp, mould, or hazards
Professional Assessment: Engage qualified surveyors for serious issues
Swift Action: Begin remedial work within required timeframes
Communication: Keep tenants informed throughout the process
Prevention: Regular property inspections to identify issues early

Our RICS Surveyors can conduct professional assessments to help you meet Awaab’s Law requirements.

Ensuring compliance with the Renters’ Rights Act is vital for maintaining good tenant relationships.

Our team can guide landlords in meeting the requirements laid out in the Renters’ Rights Act.

Energy Efficiency: EPC C by 2030

While not technically part of the Renters’ Rights Act, energy efficiency standards are a critical consideration for all landlords planning their long-term strategy.

The New Requirement

As of 2030 all private landlords will be required to meet a higher standard of Energy Performance Certificate (EPC) C or equivalent in their properties – up from the current level of EPC E.

Implementation Timeline:

Current: Minimum EPC E required
2028: EPC C required for all new tenancies
2030: EPC C required for all tenancies

The Financial Impact

The average cost to landlords of complying with the proposals to upgrade their properties is estimated to be between £6,100 and £6,800 by 2030.

The Government’s proposal is that failure to comply will mean a £30,000 fine per property.

Cost Cap: The Government has set a maximum cap of £15,000 per property, with an affordability exemption which would lower it to £10,000 and could be applied based on lower rents or council tax band.

Current Market Position

Only 12% of landlords have already improved their properties to meet EPC C standards. There are about 2.9m privately rented homes which are thought to have energy efficiency ratings below grade C.

Landlords must prepare for the changes brought by the Renters’ Rights Act to avoid penalties.

What Improvements Are Needed?

Improvements such as: Insulation upgrades: adding or improving loft, wall, and floor insulation. Efficient heating systems: replacing old boilers with more efficient models, such as condensing boilers or heat pumps. Double or triple glazing: upgrading windows to reduce heat loss. Renewable energy installations: installing solar panels or heat recovery systems.

Tenant Benefits

Tenants in poor energy performance properties could be hundreds of pounds better off, with the government estimating private renters could save £240 per year on average on their energy bills.

A property upgraded from EPC D to EPC C can save tenants £300 to £500 per year on energy bills. Moving from an EPC E to EPC C rating can result in annual savings of £700 or more.

Available Support

Funding Options:

Warm Homes: Local Grant – Landlords who have low-income tenants that meet the household eligibility can access grant funding. The Warm Homes: Local Grant will fully fund upgrades for one property per landlord

Boiler Upgrade Scheme and the Great British Insulation Scheme deliver funding via installers, energy companies, and other providers

Landlord-specific loans with favorable terms

Understanding the implications of the Renters’ Rights Act will help landlords navigate the evolving market.

Action Plan for Landlords

Get Assessed: Review your EPC assessment: this will give you the element needed to be improved to meet the 2030 standards
Prioritise Properties: Focus on properties rated E or D first
Budget Now: Schedule upgrades: plan your property improvements over time rather than waiting until the 2030 deadline approaches
Explore Funding: Apply for available grants and schemes
Consider Returns: Factor improved EPC ratings into rental pricing

The Private Rented Sector Database

A new national digital Private Rented Sector Database will be created.

What Landlords Must Do

You must register yourself and all properties on this public database from the time the property is advertised until any letting finishes.

As part of the Renters’ Rights Act, landlords will be required to register their properties on a new public database.

The Database Will Include:

Landlord contact details
Property addresses
EPC ratings
Licensing information
Enforcement action history
Banning order records

Benefits

The database will help landlords understand their legal obligations for compliance – and changes to requirements, while giving tenants access to important information about properties and landlords.

The Private Rented Sector Ombudsman

The ombudsman will go live 12 to 18 months after an ombudsman scheme administrator is selected to provide dispute resolution and landlord guidance.

Who Must Join

All landlords, including those who use a letting agent or a managing agent who is a member of a redress scheme, must join the ombudsman scheme.

What the Ombudsman Does

Resolves disputes between landlords and tenants
Provides impartial investigation services
Issues binding decisions
Offers guidance on legislation
Handles complaints about standards

Cost: Details on membership fees yet to be announced, but expected to be annual subscription-based.

Decent Homes Standard

The Decent Homes Standards (DHS) will apply to the Private Rented Sector (PRS). Privately rented homes will need to meet these standards to ensure renters will have safe, secure and hazard free homes.

The Four Criteria

A decent home must meet all four criteria:

Landlords must ensure their properties meet the standards outlined in the Renters’ Rights Act.

Statutory Minimum Standard: Free from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
Reasonable State of Repair: In a reasonable state of repair with no component that requires immediate replacement or major repair
Reasonably Modern Facilities: Has reasonably modern facilities and services (kitchen, bathroom, heating)
Thermal Comfort: Provides a reasonable degree of thermal comfort (effective insulation and heating)

Implementation

Full implementation timeline and detailed guidance still to be published, but landlords should start ensuring properties meet these standards now.

Court System Improvements

There have been well-publicised court backlogs in 2025, raising concerns about landlords’ ability to regain possession when legitimate grounds exist.

Government Response

The government plans to improve resource and capacity for the county courts together with a digitised ‘end-to-end’ possession service.

Proposed improvements:

Additional court capacity and judges
Streamlined digital possession process
Faster hearing schedules
Clearer procedures

Reality Check: Until these improvements are in place, landlords may face extended waiting times for possession proceedings, making the loss of Section 21 more challenging.

The Renters’ Rights Act brings necessary reforms to the court system to address landlord concerns.

What Landlords Must Do Now

Immediate Actions (Before May 2026)

Review Your Portfolio
- Assess which properties need EPC improvements
- Identify any properties you may need to sell
- Calculate potential upgrade costs
Update Documentation
- Review and update tenancy agreements
- Prepare new pet request procedures
- Ensure all safety certificates are current
- Check your insurance covers new requirements
Financial Planning
- - Budget for EPC improvements
It’s essential for landlords to comply with the new requirements introduced by the Renters’ Rights Act.
- Plan for potential loss of renewal fees
- Consider rent increase strategy for 2026
- Explore available grants and funding
Check Compliance
- Ensure all properties have valid EPCs
- Conduct damp and mould inspections
- Review electrical and gas safety certificates
- Address any outstanding maintenance
Consider Your Options
- Evaluate whether to continue letting each property
- If selling, understand the 12-month re-letting restriction
- Consider specialist landlord insurance for enhanced protection

Ongoing Actions (2026-2030)

Stay Informed
- Monitor secondary legislation as it’s published
- Join the PRS Database when registration opens
- Subscribe to National Residential Landlords Association (NRLA) updates
- Read our property news section for regular updates
Plan EPC Upgrades
- Get properties assessed early
- Schedule improvements strategically
- Apply for available grants
- Budget £6,000-£7,000 per property on average
Build Good Tenant Relationships
- With Section 21 gone, maintaining good tenant relationships is more important than ever
- Respond quickly to maintenance requests
- Be reasonable about pet requests
- Communicate clearly and professionally
Consider Professional Management
- Complex new regulations may make professional property management more cost-effective
- Ensures compliance with all requirements
- Provides buffer between you and tenants
- Access to legal expertise when needed

How Winfields Group Can Help

At Winfields Group, we’re committed to supporting landlords through these significant changes. Our comprehensive landlord services include:

Full Property Management

Tenant finding and referencing
Rent collection and arrears management
Property inspections and maintenance coordination
Compliance management and certification tracking
Legal advice and possession proceedings support

Specialist Services

HMO letting and management
RICS property valuations and surveys
Damp and mould assessments
EPC arrangement and upgrade planning
Tenancy agreement updates for new legislation

Regional Expertise

With offices across the South West and beyond, we combine local market knowledge with national best practices:

Plymouth: 01752 936567

The Renters’ Rights Act will enhance tenant security and stability in the rental market.

Paignton: 01803 320969
Exeter: 01392 984126
Taunton: 01823 765057
Bristol: 01172 872199
Reading: 020 3633 2515
London: 020 3633 2515

The Bigger Picture: Is the PRS Still Viable?

These changes represent a fundamental shift in the landlord-tenant relationship. While some landlords are concerned about increased regulation and reduced control, it’s important to maintain perspective:

While challenges exist, the Renters’ Rights Act also presents new opportunities for landlords.

Challenges

Loss of Section 21 ‘safety net’
Increased compliance costs
More tenant rights to challenge rent increases
Significant EPC upgrade investment required
Reduced flexibility with periodic tenancies

Opportunities

Professional landlords with quality properties will be more competitive
Better tenants attracted to improved properties
Longer tenancies reduce void periods and turnover costs
Energy-efficient properties command premium rents
Improved reputation for the sector overall

Market Context

4.7 million households (around 11 million people) rented their home from a private landlord in 2023/24. The sector is now the second largest tenure, comprising 19% of all households.

The Renters’ Rights Act is set to change the landscape of rental properties significantly.

The rental market remains robust and essential. Many more tenants, especially families and older people, rely on the sector for a stable home as well as young professionals and students seeking flexibility.

Expert Opinion and Industry Response

The National Residential Landlords Association has been actively engaging with the government throughout the legislative process. While the NRLA supports the principle of energy efficient homes, they know many landlords face significant challenges when it comes to making upgrades, particularly when it comes to insulating older solid brick homes.

The Royal Institution of Chartered Surveyors (RICS) provides professional guidance and support for landlords navigating these changes.

Common Questions Answered

Do I need to issue new tenancy agreements?

Landlords will need to adapt to changes driven by the Renters’ Rights Act to remain competitive.

Landlords don’t need to change or re-issue existing written tenancy agreements. However, landlords with existing tenancies will need to provide tenants with a copy of the government published ‘Information Sheet’ on or before 31 May 2026.

Can I still take deposits?

Yes, but one month’s rent will be the maximum amount that can be required up front, so landlords will no longer be able to ask for several months’ rent in advance. The existing deposit protection schemes continue to apply.

What if I want to sell my property?

You can use the new sale ground for possession, but it cannot be used unless the tenancy has existed for at least one year when the relevant notice expires. Additionally, if the sale falls through, you face a 12-month re-letting restriction.

Will rents increase because of these changes?

Market forces will ultimately determine rents, but landlords facing significant upgrade costs may need to reflect these in rental pricing. The new EPC regulations will improve property quality, but they may also lead to increased rents as landlords recover upgrade costs.

Should I exit the rental market?

This is a personal decision based on your individual circumstances, property portfolio, and financial position. Many landlords will adapt and continue successfully. Others may choose to exit. Consider consulting with professionals including our commercial property team if you’re considering selling.

Key Resources and Further Reading

Government Resources

- GOV.UK: Renters’ Rights Act 2025 Implementation Roadmap
- GOV.UK: Guidance for Landlords and Letting Agents
- GOV.UK: Energy Performance Certificates

Resources on the Renters’ Rights Act are essential for landlords to stay informed.

GOV.UK: Improving Energy Performance of Privately Rented Homes Consultation

Industry Bodies

National Residential Landlords Association (NRLA)
Royal Institution of Chartered Surveyors (RICS)
Law Society: Renters’ Rights Act Guide

Legal Guidance

Pinsent Masons: Renters’ Rights Act 2025 Guide
UK Parliament Research: Renters’ Reform

Final Thoughts

The Renters’ Rights Act 2025 represents the most significant change to the private rental sector in a generation. While the road ahead involves adaptation and investment, the fundamentals of property letting remain sound: providing quality homes to people who need them, in exchange for fair market rent.

The Renters’ Rights Act encourages landlords to maintain high standards in their properties.

Success in this new landscape will require:

Professionalism: Treating letting as a business, not a passive income stream
Compliance: Staying ahead of regulatory requirements rather than scrambling to catch up
Investment: In property improvements, particularly energy efficiency
Relationships: Building positive, professional relationships with tenants
Expertise: Leveraging professional support for legal, technical, and management challenges

At Winfields Group, we’ve been supporting landlords through market changes for over 25 years. These reforms, while significant, represent an evolution toward a more professional, sustainable rental sector. Landlords who embrace these changes and maintain high standards will continue to thrive.

Ready to Ensure Your Rental Business is Future-Proof?

📞 Contact Winfields Group Today:

Plymouth: 01752 936567
Paignton: 01803 320969
Exeter: 01392 984126
Taunton: 01823 765057
Bristol: 01172 872199
Reading: 020 3633 2515
London: 020 3633 2515

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For more insights on the Renters’ Rights Act, refer to our related articles.

A Director’s View of the Property Market in 2025
The UK Property Market in Early 2025: What Buyers and Sellers Need to Know
Understanding HMO Licensing Requirements
Property Investment in the South West: Opportunities and Challenges

About the Author: This comprehensive guide was prepared by the Winfields Group lettings and property management team, incorporating expertise from our RICS-qualified surveyors and legal specialists. We’ve analysed government publications, consulted with industry bodies including the NRLA, and drawn on our 25+ years of experience managing rental properties across the South West and beyond. All information is current as of December 2025 and incorporates the latest government guidance on the Renters’ Rights Act 2025 implementation.

The information in this article is for general guidance only and should not be considered legal advice. Property laws and regulations are complex and subject to change. For specific advice tailored to your circumstances, please contact our team or consult a qualified solicitor. Winfields Group is committed to operating in accordance with all applicable laws and regulations, including those introduced by the Renters’ Rights Act 2025