Renters' Rights Act 2025: What Landlords Need to Know

Section 21 abolished

The headline change: Section 21 "no-fault" eviction notices are abolished. Landlords can no longer evict tenants without giving a specific reason. All possession must now be sought through Section 8 of the Housing Act 1988, citing one or more of the statutory grounds for possession.

A new Ground 6Ahas been introduced for landlords who genuinely intend to sell the property (4 months' notice required, cannot be used within the first 12 months of a tenancy).

All tenancies become periodic

Fixed-term assured shorthold tenancies are abolished. All tenancies are now periodic from day one. Tenants can end the tenancy by giving 2 months' notice at any time. Landlords can only end a tenancy by using Section 8 grounds.

Rent increases

• Rent review clauses are void — Any clause in a tenancy agreement providing for rent increases is void
• Section 13 only — The only valid way to increase rent is through a Section 13 notice (Form 4)
• Once per year — Maximum one increase every 12 months
• 2 months' notice — Minimum notice period for rent increases
• Tribunal challenge — Tenants can challenge above-market increases at the First-tier Tribunal

New landlord obligations

• Landlord register — All landlords must register on the new national landlord register
• PRS Ombudsman — Mandatory membership of the Private Rented Sector Ombudsman
• Decent Homes Standard — Applied to the private rented sector for the first time
• Pet requests — Landlords cannot unreasonably refuse a tenant's request to keep a pet
• Bidding wars banned — The advertised rent is the maximum that can be charged
• Discrimination banned — Cannot refuse tenants on benefits or with children

Strengthened Section 8 grounds

To balance the abolition of Section 21, several Section 8 grounds have been strengthened:

• Ground 6A (NEW) — Landlord sale (4 months' notice)
• Ground 1 — Landlord moving back in (strengthened requirements)
• Ground 8 — Serious rent arrears (notice reduced to 4 weeks)
• Ground 14 — Anti-social behaviour (immediate, no notice required)

Timeline

• Royal Assent — 2025
• Section 21 abolition — May 2026
• Landlord register — 2026 (phased)
• PRS Ombudsman — 2026 (phased)