Why This Act Matters

For years, renters have faced insecurity, sudden evictions, and poor housing standards. The new legislation addresses these issues head-on, balancing tenant protections with clear rules for landlords. It’s not just a tweak—it’s a complete overhaul of tenancy law.

Key Changes Under the Act

1. End of ‘No-Fault’ Evictions

Section 21 evictions—where landlords could remove tenants without giving a reason—will be abolished. From 1 May 2026, landlords must rely on legitimate grounds under Section 8, such as rent arrears or anti-social behaviour. This gives tenants greater security and stability.

If the tenants fall into rent arrears, from 1 May 2026 the tenant will need to owe four months rent or more before a landlord is able to serve a Notice Seeking Possession. This is currently two months or more. 

The notice period is also being extended for rent arrears from the current two weeks notice to four weeks notice before being able to issue Court proceedings.

2. Goodbye Fixed-Term Tenancies

Traditional Assured Shorthold Tenancies (ASTs) will be replaced by Assured Periodic Tenancies. Tenancies will roll on indefinitely, allowing tenants to leave with two months’ notice, while landlords can only end them on specific legal grounds and by giving four months’ notice.

3. Fairer Rent Rules

• Rent increases limited to once per year.
• Landlords must give two months’ notice before any increase.
• Tenants can challenge unfair hikes through the First-tier Tribunal.

4. Ban on Rental Bidding & Advance Payments

Landlords and agents cannot encourage bidding wars or request more than one month’s rent in advance.

5. Stronger Tenant Rights

• Pets: Tenants can request to keep pets; landlords must respond within 28 days and provide valid reasons if refusing.
• Anti-Discrimination: It’s now illegal to discriminate against renters with children or those receiving benefits.

6. Raising Standards

The Decent Homes Standard, previously for social housing, will extend to private rentals. Properties must meet minimum safety, repair, and energy efficiency benchmarks.

7. Private Rented Sector Database and Landlord Ombudsman

In Late 2026, the Government will launch the Private Rented Database and Landlord Ombudsman. Joining the database and ombudsman scheme is mandatory for landlords and landlords with multiple properties will need to register each property. There will also be a small fee which is expected to reflect the cost of running the service.

Failure to register for these could amount to but not limited to a Civil penalty being issued by the Local Authority, a fine of up to £5,000, the inability to get a possession order, except if possession is sought or tenant anti-social behaviour.

Implementation Timeline

• 27 Dec 2025: Councils gain new investigatory powers.
• 1 May 2026: Major tenancy reforms take effect (abolition of Section 21, periodic tenancies, rent rules).
• Late 2026: Launch of the Private Rented Sector (PRS) Database and Landlord Ombudsman.
• 2035–2037: Full rollout of the Decent Homes Standard and Awaab’s Law provisions.

Impact on Landlords

Landlords will need to:

• Prepare for stricter compliance checks.
• Budget for property upgrades to meet new standards. Failure to comply could result in fines up to £40,000 for serious breaches.

Impact on Tenants

Tenants gain:

• Greater security and flexibility.
• Protection from unfair rent hikes.
• Safer, better-quality homes. This Act is a game-changer for the 11 million renters in England.

At BTTJ Solicitors we offer a full range of legal services for both residential landlords and tenants.

If you are a residential landlord, we can help you with a wide range of legal services, necessary to ensure the successful running of your rental properties. And you are a tenant and need legal advice regarding renting your home, our specialist lawyers will be able to help you. Contact our expert team for legal support today.

Article written by Litigation Assistant & Landlord Tenant specialist Martin Large

The post The Renters Rights Act 2025: What It Means for Landlords and Tenants appeared first on Brindley Twist Tafft & James.