The Renters’ Rights Bill gained Royal Assent on 27 October 2025, introducing some of the most significant changes to England’s private rented sector in decades. Royal Assent is the formal approval by the monarch required for a Bill to become an Act of Parliament, or law. The Act aims to rebalance landlord–tenant relations across England by giving tenants greater rights as part of the government’s wider housing reform plan. While the Government has not yet announced when the new law will take effect, landlords and letting agents should begin preparing now. Given the scale of the changes, and the fact that several provisions will come into force shortly after commencement, early preparation will be essential.
The key changes landlords should know:
One of the most significant reforms under the Renters’ Rights Act 2025 is the abolition of Section 21 “no-fault” evictions. Previously, Section 21 allowed landlords to regain possession of their property without providing a reason, giving them a relatively straightforward way to end a tenancy. Under the new rules, this option no longer exists. Going forward, landlords will need to rely on specific legal grounds under Section 8 of the Housing Act to regain possession of their property. These grounds include scenarios such as the landlord wishing to sell the property, move back into it for personal use, or when tenants have breached the terms of their tenancy.
“By abolishing Section 21 ‘no-fault’ evictions and empowering renters with greater security, rights, and protections, the Act will level decisively the playing field between landlord and tenant and transform the experience of private renting.” - - --
- Housing Minister Matthew Pennycook (Gov)
“Now that Section 21 evictions are to be abolished by the Renters’ Rights Bill, and with an increase in the number of grounds landlords and letting agents must consider when applying to court, the eviction process is set to become more complex, slower, and legally demanding. Specialist support is no longer optional, it’s essential. At Landlord Action, we specialise in evictions, housing law, and enforcement and are ideally placed to help landlords navigate Section 8 proceedings, draft compliant notices, and manage court processes under the new regime. Contact the team today by emailing helpdesk@landlordaction.co.uk, or calling 0333 250 1948.”
- Paul Shamplina, founder of Landlord Action and Head of Commercial at Total Property
Most rental agreements require tenants to commit to a fixed term, typically lasting 12 months and sometimes including a six-month break option. During this period, tenants are generally obliged to pay rent in full, even if they decide to move out early, giving landlords a degree of income security.
Under the new legislation, fixed-term tenancies will be phased out in the private rented sector. Instead, tenants will have the flexibility to end their tenancy at any time by giving just two months’ notice from the very first day of their lease. This change also provides landlords with sufficient time to find a new tenant, helping to minimise gaps between tenancies.
Under the new law, landlords will no longer be permitted to ask for more than one month’s rent in advance. This amendment is designed to protect tenants from being asked to pay large sums upfront simply to secure a property. It will also crack down on landlords who have taken advantage of the housing shortage by demanding excessive advance payments, making it harder for many people to access housing. By restricting this practice, the Act aims to make renting fairer for millions of tenants across England.
The Decent Homes Standard (DHS) and Awaab’s law will now apply to the private rented sector, introducing stricter requirements for property conditions and landlord responsibilities. The DHS requires homes to meet essential standards, including adequate heating, structural safety, proper sanitation, and modern facilities. The standard also gives local authorities enforcement powers, allowing them to intervene when landlords fail to meet these requirements. This includes the ability to inspect properties, issue improvement notices, and impose fines for non-compliance. Awaab’s Law, named after Awaab Ishak, a young child whose tragic death in 2020 was linked to severe mould in his social housing home, introduces legal obligations on landlords to act swiftly to remedy serious health hazards. This law requires landlords to investigate and address dangerous issues such as damp, mould, and other environmental hazards within strict, legally defined timeframes.
“Every family deserves the dignity of a safe and secure home.”
- Prime Minister Keir Starmer (Gov)
“A Decent Homes Standard (DHS) has been in operation within the social rented sector since 2004 and, now that it has raised standards there, it is going to be applied to privately rented homes. The reality is that if you are undertaking your current legal requirements to make sure that your property is in good condition, as the vast majority of landlords are, you shouldn’t have any problems. However, around a fifth of properties in the private rented sector do not meet standards. So, there will be a challenge for some landlords to raise their game and get their properties up to spec, or face either fines, a criminal record and, in the worst cases, a prison sentence.”
- Sean Hooker, Head of Redress at the Property Redress
Landlords must respond to pet requests within 28 days and may only refuse permission on reasonable grounds. If tenants believe a refusal is unjustified, they can make a complaint to the redress scheme. Landlords cannot require tenants to take out pet damage insurance or pay an increased deposit to cover any additional risk. Instead, landlords are encouraged to arrange their own pet damage protection to safeguard against potential issues. At Total Landlord, our pet damage protection provides cover for incidents such as messes, scratches to furniture, and other property damage caused by tenants’ pets, helping landlords stay protected and giving them peace of mind.
“The Renters’ Rights Bill marks a major step towards a fairer, more balanced rental market and that includes making it easier for tenants to keep pets. At Total Landlord, we’ve developed our new pet damage protection to give landlords the confidence to say ‘yes’ to pets, knowing their property is protected. It’s about supporting responsible pet ownership while safeguarding landlords’ investments in this new era of renting.”
- Steve Barnes, Head of Insurance at Total Landlord
Under the new rules, landlords will only be able to increase rent once per year by serving a Section 13 notice. They must give two months' notice before increasing rent, and any tenancy clauses that say the rent can go up in other ways will no longer apply. If a tenant believes that a proposed rent increase is unfair, they can apply to the First-tier Tribunal for a review before the increase takes effect. The Tribunal will assess whether the proposed rent reflects the local market rate, comparing it to similar properties in the surrounding area. The Tribunal will not be allowed to raise the rent above the amount proposed, and the new rent will take effect from the date of the Tribunal’s decision.
All private landlords in England with assured or regulated tenancies will be required by law to register with the new Private Rented Sector Database and join the Private Rented Sector Landlord Ombudsman Service. The database will create a central record of landlords and their properties, helping local authorities target enforcement and improve guidance for landlords. The Ombudsman Service will provide tenants with a free, impartial dispute resolution process, avoiding the need for court proceedings in most cases. These measures aim to improve accountability, transparency, and dispute resolution within the private rented sector.
Before the Act comes into effect, landlords should familiarise themselves with the Section 8 grounds for possession and prepare for the transition to periodic tenancies. They should also check their properties meet the Decent Homes Standard and can comply with the response times set out under Awaab’s Law.
Landlords will also need to register with the new Private Rented Sector Database and join the Landlord Ombudsman Service. Taking these steps early will help landlords adapt smoothly when the Act is implemented and reduce the risk of potential legal or compliance issues.
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