The private rental market in England is about to undergo one of its most significant transformations in decades. With the introduction of the Renters’ Rights Act 2025, the relationship between renters and landlords is being rewritten. Whether you’re a tenant looking for security, or a landlord managing your investment, it’s vital to know what’s changing, and how you should prepare.
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 (sometimes referred to as the “Renters’ Rights Bill” in its legislative stage) sets out to reform the private rented sector by replacing embedded practices with a more balanced framework.
Key objectives:
- The abolition of the so-called “no-fault” eviction under Housing Act 1988 Section 21 notices, meaning landlords won’t be able to simply end an assured shorthold tenancy (AST) without giving a valid reason.
- A move to periodic (open-ended) tenancies rather than fixed-term ASTs by default, giving renters more stability.
- Introduction of standards and protections around property quality, landlord registration, pets, discrimination, rent increases and more.
- A recognition that the private rented sector (PRS) in England currently houses around 11 million people, with approximately 2.3 million private landlords.
These are big shifts. For many renters, this brings long-awaited security; for landlords, it means adapting to new rules and more formal processes.
Why now – the context
For years, renters have faced uncertainty: short tenancies, the threat of eviction without reason, rising rents and sometimes poor property standards. For landlords, rules piled up, enforcement increased and the cost of compliance rose. The government’s case is that the PRS has become too insecure and too opaque.
From a landlord’s perspective, it’s also about ensuring the investment remains viable in a sector under regulatory pressure. Some industry bodies warn that new burdens may prompt some landlords to exit the market, reducing supply and potentially pushing up rents.
For renters, the message is: your rights are being strengthened, and your home is more than just a stop-gap. But rights also create responsibilities: you’ll still need to meet the terms of your tenancy, behave appropriately and engage with your landlord.
What changes are coming – landlord & renter breakdown
For renters:
- Greater tenure security: with fixed-term ASTs phased out (once the new rules commence) and Section 21 gone, you will not be as vulnerable to being asked to leave at short notice without cause.
- Clearer eviction grounds: landlords must use defined grounds (under Section 8 or equivalent) to regain possession; there’s no more “no fault”.
- Better standards: the Act proposes applying a version of the “Decent Homes Standard” to the private sector, meaning homes must be safe, in reasonable repair, and suitable for living.
- More inclusive rights: bans on blanket refusals of pets (landlords must be able to justify a refusal), and bans on discrimination against children or tenants on benefits.
- Transparent information: a requirement for landlords to register, provide written statements of tenancy terms, and for tenants to access information about their landlord’s compliance.
For landlords:
- Eviction processes will change: the familiar Section 21 route will disappear, so if a landlord wants to recover a property, they’ll need to rely on prescribed grounds, present evidence, and often give longer notice.
- Compliance is rising: from registration to property standards to tenant rights around pets and discrimination, there’s more to monitor and record.
- Business planning matters: landlords will need to factor in that tenancies may not end at a fixed date, notice periods may be longer, voids may last longer, and tenants have stronger rights. Some may respond by adjusting rent levels, or reviewing the type of properties they let.
- Documentation and processes: tenancy agreements, tenant screening, record-keeping, inspections, maintenance — these will become ever more important to minimise risk and ensure you can use the correct eviction grounds when needed.
Facts & figures you need to know
- The private rented sector in England serves about 11 million renters.
- There are around 2.3 million private landlords.
- Under the proposed framework, after commencement, the default tenancy will be an assured periodic tenancy, no automatic fixed-term ASTs.
- The legislation received Royal Assent on 27 October 2025 (as the Act).
- A longer notice period is required for certain possession grounds (for example moving a landlord back in or sale of a property) — reports suggest four months’ notice in many cases.
Practical advice: what each side should do now
For renters:
- Review your tenancy agreement now. If you’re nearing renewal or entering a new tenancy, ask your landlord or agent how the new rules will affect you.
- Keep everything in writing. Make sure you receive the written tenancy terms, safety certificates (gas, electrical), deposit protection info and any communications about repairs. The Act places greater emphasis on documentation.
- Know your rights around eviction. After the Act begins, you’ll have more stability, but you must still treat the property responsibly, pay rent on time and follow the agreement.
- If you have pets or are on benefits: these changes mean a landlord must have strong reason to refuse you. It doesn’t mean your request will automatically succeed, but the law is changing the playing field.
- If your home needs repair: With stricter standards coming, don’t ignore issues. Contact your landlord or agent, keep records of contact, and seek advice if needed.
For landlords:
- Audit your properties. Check that each property you let meets required standards, such as structural soundness, health & safety compliance, adequate heating/ventilation, etc. Poor standards will attract scrutiny.
- Update your paperwork. Standard AST templates may no longer be fit for purpose. Written statements, tenant rights clauses, notice period clauses will need reviewing.
- Plan for the new model of tenancy. With periodic tenancies becoming the norm, you may need to rethink how you screen tenants, how you plan for end of occupancy, void periods, and maintenance scheduling.
- Budget for compliance time and cost. More record-keeping, more inspections, possibly longer tenancies with less turnover. Factor this into your financial plan.
- Stay informed. The Act lays out the framework, but many regulations and guidance details will follow. Regular updates, training or legal advice will help you stay on the right side of the law.
Opportunities & risks
This reform presents notable opportunities. For renters, the chance to live more securely and build a home rather than feel as though you’re always on temporary footing. For professional landlords who run well-managed portfolios, these changes can raise the standard of the sector, reduce bad-practice competition and enhance reputational value.
But clearly there are risks. One major risk is supply contraction: if some landlords decide the new conditions are too onerous and sell up, rental stock may shrink and competition among renters may intensify, leading to upward pressure on rents.
Another risk is implementation. Even though the law has been passed, many parts will be introduced in phases, and the detail of regulation still matters. During that transition period, both landlords and tenants will have to adapt to changing rules and uncertainty.
Looking ahead – what next?
- Commencement date: The Act is law, but many of its provisions will only come into force at a later date. It’s crucial to watch for announcements about when the new model of tenancy will kick in.
- Further regulation and guidance: New rules around property condition, pet requests, landlord registration and databases will be fleshed out in secondary legislation and guidance documents.
- Market behaviour: How landlords respond—whether by raising rents, reducing supply, or changing operational models—will affect both renters and landlords. Keeping an eye on local market indicators is wise.
- Engagement and communication: Whether you’re a landlord or a tenant, open communication will be key. Tenancy relationships that are constructive rather than adversarial are likely to fare better in this new regime.
Final thoughts
The Renters’ Rights Act 2025 is a defining moment for the private rented sector in England. It shifts the balance of power, strengthens rights for renters, and raises expectations of landlords. If you’re renting, you now have stronger protections and a greater ability to feel settled. If you’re letting, your business model may need adjusting to the new reality.
The key is to use this change as an opportunity for tenants to secure a better rental experience, and for landlords to professionalise, build trust and operate in a more stable environment. Both sides stand to benefit if they engage early, adapt thoughtfully, and approach change not as a burden but as a chance to improve outcomes.
