Renters' Rights Act 2025: The Complete Guide for UK Landlords
The Renters' Rights Act 2025 is the most significant reform to the private rented sector in England in decades. Section 21 'no-fault' evictions are abolished from 1 May 2026. Fixed-term tenancies end. Rent increase rules change. A national Landlord Database is coming. This guide covers every change, every deadline, and exactly what you need to do.
Key Dates at a Glance
Section 21 abolished. No new fixed-term ASTs.
Mandatory Landlord Database registration begins.
Ombudsman membership becomes mandatory.
All rental properties must achieve EPC rating C.
What is the Renters' Rights Act 2025?
The Renters' Rights Act 2025 received Royal Assent in November 2025. It replaces the Renters (Reform) Bill that was abandoned by the previous government and goes further in several key areas. The Act applies to the private rented sector in England and is being implemented in three phases, with the first and most impactful phase beginning on 1 May 2026.
The legislation is designed to shift the balance of power in the rental market, giving tenants greater security of tenure while introducing new obligations for landlords and letting agents. For landlords, the most urgent changes are the abolition of Section 21 and the end of fixed-term assured shorthold tenancies (ASTs).
This guide is written for landlords and letting agents managing properties in England. The Act does not currently apply to Wales, Scotland, or Northern Ireland, which have their own separate legislation.
The 6 Most Important Changes — and What You Must Do
Section 21 Abolished
Act NowFrom 1 May 2026, landlords can no longer evict tenants without a specific legal reason. You must use Section 8 grounds — rent arrears, anti-social behaviour, or intention to sell/occupy.
Periodic Tenancies Only
Act NowNo new fixed-term assured shorthold tenancies (ASTs) can be created. All tenancies roll monthly. A tenancy ends only when the tenant gives notice or the landlord obtains a Section 8 possession order.
Annual Rent Increases Only
Plan AheadRent can only be increased once per year using the formal Section 13 process (Form 4). Rent review clauses in tenancy agreements are no longer valid. Tenants can challenge increases at the First-tier Tribunal.
Landlord Database Registration
Plan AheadFrom late 2026, all landlords must register on a new national database. You'll need to provide contact details, property details, and proof of valid safety certificates (Gas Safe, EICR, EPC).
Pet Requests — 28-Day Rule
MonitorLandlords cannot unreasonably refuse a tenant's written request to keep a pet. You have 28 days to respond. Refusal must be justified — e.g. property unsuitable or superior landlord restrictions.
EPC C by 2030
MonitorAll privately rented properties must achieve an EPC rating of C or above by 2030. Properties that fail to meet this standard may not be legally lettable. Begin planning energy improvements now.
The Full Implementation Timeline
- Section 21 'no-fault' evictions abolished
- All new tenancies become assured periodic (rolling)
- Rent increases limited to once per year via Section 13 / Form 4
- Rental bidding wars banned — properties must let at advertised price
- Maximum 1 month's rent in advance (no more multi-month upfront payments)
- Blanket bans on tenants with children or on benefits prohibited
- Landlords must respond to pet requests within 28 days
- Strengthened rent repayment orders and civil penalties
- Mandatory Landlord Database — regional rollout begins
- All landlords must register: contact details, property details, safety certificates
- Private Rented Sector Ombudsman scheme launched
- Free dispute resolution for tenants without going to court
- All landlords required to join the Ombudsman scheme
- Ombudsman membership becomes mandatory for all private landlords
- Landlords given sufficient notice before requirement comes into force
- All privately rented properties must achieve EPC rating C or equivalent
- New Decent Homes Standard (DHS) for the private rented sector
- Awaab's Law extended to PRS — legally enforceable timeframes for damp/mould
Section 21 Abolition — What It Means in Practice
Section 21 of the Housing Act 1988 has allowed landlords to evict tenants without giving a reason since 1988. From 1 May 2026, this changes entirely. Any Section 21 notice served on or after that date will be invalid. Landlords will only be able to regain possession through Section 8 of the Housing Act, which requires a specific legal ground.
The expanded Section 8 grounds include: persistent or serious rent arrears, anti-social behaviour, the landlord's genuine intention to sell the property, the landlord or a close family member needing to move in, and redevelopment or refurbishment requirements. Courts will scrutinise these grounds, so documentation is critical.
Important: Section 21 notices served before 1 May 2026
Any valid Section 21 notice served before close of business on 30 April 2026 remains valid until it expires or the tenant vacates the property. However, after 1 May 2026, no new Section 21 notices can be served under any circumstances.
The practical implication for landlords is that maintaining detailed, accurate records of tenancy agreements, rent payments, maintenance requests, and communications becomes more important than ever. In any Section 8 possession claim, the strength of your documentation will directly affect the outcome.
New Rent Increase Rules — Section 13 and Form 4
From 1 May 2026, landlords can only increase rent once per year. Rent review clauses written into tenancy agreements will no longer be a valid mechanism for increasing rent. All increases must follow the formal Section 13 process using Form 4, which requires at least two months' written notice to the tenant.
Each tenant must receive their own individual copy of Form 4. If a property has multiple tenants, each must be served separately. Failure to serve correctly can invalidate the rent increase entirely.
Tenants now have the right to challenge a proposed rent increase at the First-tier Tribunal without financial risk — the tribunal cannot set the rent higher than the landlord's original proposal. This means tenants can challenge increases freely, and landlords should ensure any proposed increase is justifiable against local market rates.
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The National Landlord Database — What You'll Need to Register
From late 2026, the Government will begin a regional rollout of a mandatory national Landlord Database. Every private landlord in England will be required to register. The database is designed to create a comprehensive national record of rented properties and the people responsible for managing them.
Based on the Government's published requirements, landlords will need to provide: full contact details (including all joint landlords), property details (address, type, number of bedrooms, occupancy status), and proof of valid safety compliance documents including a current Gas Safety Certificate, a valid EICR (Electrical Installation Condition Report), and a current EPC.
The practical implication is clear: if your Gas Safety Certificate, EICR, or EPC is expired or missing when the database launches, you will not be able to register — and operating without registration will be a criminal offence. Now is the time to audit your compliance documents across your portfolio.
Your Compliance Checklist — What to Do Before 1 May 2026
Review all existing tenancy agreements
Identify any fixed-term ASTs that expire after 1 May 2026. These will automatically convert to periodic tenancies. Ensure your tenants are aware of this change.
Audit your Section 21 notices
If you have any Section 21 notices you intend to serve, they must be served and valid before 1 May 2026. After that date, no new Section 21 notices are valid.
Review your rent increase process
Remove any rent review clauses from your standard tenancy agreement template. Prepare to use Form 4 and the Section 13 process for all future rent increases.
Audit your compliance certificates
Check the expiry dates of every Gas Safety Certificate, EICR, and EPC across your portfolio. Renew any that will expire before the Landlord Database launches in late 2026.
Document everything
Start keeping detailed records of all maintenance requests, repairs completed, rent payments, and tenant communications. This documentation will be essential for any future Section 8 possession claim.
Review your pet policy
Update your tenancy agreement template to reflect the new pet request rules. Prepare a process for responding to pet requests within the 28-day window.
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Built for the Renters' Rights Act era
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This guide is for informational purposes only and does not constitute legal advice. For advice specific to your situation, consult a qualified solicitor or the NRLA.