Renters’ Rights Act 2025: What Landlords Need to Know

Renters’ Rights Act 2025: What Landlords Need to Know

The Renters’ Rights Act 2025 is set to be one of the biggest changes to England’s private rented sector in decades. Aimed at strengthening tenant protections and raising housing standards, it also introduces a more structured, regulated framework for landlords and letting agents.

From 1 May 2026, new rules on evictions, rents, repairs and compliance will come into force. Landlords who prepare now will be in the best position to stay compliant, protect their income and avoid costly mistakes.

If you’d like tailored advice on how these changes affect your property or portfolio, the lettings team at Kings Estates are here to help.

Key Changes from 1 May 2026

End of Section 21 “No-Fault” Evictions

Section 21 will be abolished. To regain possession, landlords will instead need to rely on Section 8 grounds (for example, rent arrears, breach of tenancy, or wishing to sell or move back in).

This makes accurate paperwork, clear evidence and strong record-keeping more important than ever. Notices served incorrectly are far more likely to be challenged.

All Tenancies Become Periodic

Fixed-term Assured Shorthold Tenancies (ASTs) will be phased out. Every tenancy will become a rolling periodic tenancy by default.

• No more 6- or 12-month fixed terms
• Tenancies continue until either party gives valid notice
• Landlords will need robust processes for notice, rent reviews and renewals

Rent Increases Limited to Once Per Year

Under the Act, rent increases will be limited to one increase every 12 months, using a Section 13 notice.

Example:

• Current rent: £900 per month
• Tenancy must have been periodic for at least 52 weeks before the first increase
• Proposed new rent: £950 per month
• The new rent must reflect current market levels – it is no longer automatically linked to RPI or inflation
• Only one increase is permitted in any 12-month period

How it works:

1. Complete the Government’s Section 13 notice form.
2. Serve the notice at least two months before the proposed increase date.
3. Tenants can accept, negotiate, or appeal to the First-tier Tribunal if they believe the increase is above market value.

This creates a more predictable and transparent system for both landlords and tenants, while giving tenants a clear route to challenge unfair rises.

Ban on Rental Bidding

Landlords and agents will no longer be allowed to accept offers above the advertised rent. This is intended to reduce “bidding wars” and competition-driven price inflation.

Getting your initial asking rent right will therefore be crucial.

New Rights for Tenants

More Flexibility Around Pets

Tenants will have a clearer right to request pets. Landlords will only be able to refuse on reasonable grounds. In many cases, landlords may be able to require suitable pet damage insurance to protect the property.

Greater Protection During Tenancy

With periodic tenancies, clearer rent rules and stronger legal protections, renters should benefit from a more secure and predictable tenancy:

• Less fear of sudden “no-fault” evictions
• More notice and structure around rent reviews
• Stronger routes to challenge poor conditions or unfair practices

New Responsibilities for Landlords

PRS Database Registration

Every rental property will need to be registered on a new national Private Rented Sector database. This will improve transparency and make it easier for authorities to monitor compliance.

Landlords should start gathering and organising key property information now so registration is straightforward.

Mandatory Ombudsman Membership

All landlords will be required to join a new Ombudsman scheme, giving tenants access to quicker, independent dispute resolution.

Handled correctly, this can actually work in landlords’ favour by resolving issues efficiently and avoiding lengthy, expensive disputes.

Longer-Term Reforms from 2030

Decent Homes Standard

For the first time, the Decent Homes Standard will apply to the private rented sector. Properties will need to meet minimum standards for:

• Safety and repair
• Energy efficiency
• General condition and facilities

Landlords should start planning improvements early, particularly around energy performance and damp/mould prevention.

Awaab’s Law

Following high-profile cases of severe damp and mould, Awaab’s Law will introduce strict time limits for responding to and completing repairs, especially where health may be at risk.

Prompt, well-documented responses to repair reports will be essential.

Fair Access to Housing

The Act will explicitly ban discrimination against tenants with children or those receiving benefits. Blanket policies such as “no DSS” or “no children” will not be permitted, supporting a fairer and more inclusive rental market.

What This Means for Landlords

The Renters’ Rights Act 2025 does not prevent landlords from:

• Regaining possession
• Increasing rents
• Managing properties effectively

However, it does mean that processes will be:

• More structured – with fixed forms, clear rules and timeframes
• More transparent – with databases and Ombudsman oversight
• More accountable – with stronger tenant rights and enforcement

Landlords who embrace these changes, keep good records and work with a proactive agent can still achieve strong, reliable returns.

Practical Landlord Checklist

Before 1 May 2026

✔ Learn the new Section 8 eviction grounds

✔ Update tenancy agreements to remove fixed terms and reflect periodic tenancies

✔ Plan annual rent reviews using Section 13

✔ Put a clear pet request process in place

✔ Review your properties against upcoming Decent Homes and EPC requirements

✔ Strengthen arrears protection (robust referencing, guarantors, rent protection insurance)

✔ Prepare property information for PRS database registration

From 1 May 2026

✔ Stop using Section 21 notices

✔ Only increase rent once per year

✔ Follow the no-bidding and no “rent-in-advance bidding” rules

✔ Ensure no discriminatory policies (e.g. no bans on children or benefits)

✔ Respond quickly to repairs, especially damp and mould issues

Ongoing

✔ Join and remain a member of the PRS Ombudsman

✔ Keep your PRS database entries accurate and up to date

✔ Plan ahead for EPC C and the full Decent Homes Standard

How Kings Estates Can Help

Change on this scale can feel daunting, but it also creates opportunities:

• Longer, more stable tenancies
• Stronger relationships with well-looked-after tenants
• A more transparent market that rewards professional landlords

At Kings Estates, we’re already working with landlords to review their portfolios, update documentation and put compliant systems in place ahead of May 2026.

If you’d like to discuss how the Renters’ Rights Act 2025 will affect your property, or you’d like help getting “future-proofed”, contact our lettings team today for clear, practical advice.