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Renters' Rights Act 2025: what changes for tenants and landlords — Articles

The Renters' Rights Act 2025 is the most significant reform to private renting in England since the Housing Act 1988. It came fully into force in October 2026. This article explains what changed, what stays the same, and what both tenants and landlords need to do.

Section 21 "no-fault" evictions: abolished

The signature change: landlords can no longer end an assured shorthold tenancy simply by serving a two-month Section 21 notice without giving a reason. From October 2026, to recover possession of a rented property, a landlord must rely on one of the mandatory or discretionary grounds set out in Schedule 2 to the Housing Act 1988 (as amended). The main grounds remain — serious rent arrears (at least 3 months' arrears, reduced from the previous threshold for mandatory possession), persistent rent arrears, breach of tenancy, and the new Ground 1A (landlord intends to sell). For the possession process, see the Section 8 eviction notice guide.

Periodic tenancies: all tenancies become periodic

Fixed-term assured shorthold tenancies are abolished. All new tenancies after October 2026 must be periodic (usually monthly). Existing fixed-term tenancies become periodic when they would have ended. This gives tenants greater security — a landlord can no longer simply wait for a fixed term to expire and refuse to renew. Tenants retain the right to give two months' notice to leave at any time (from the first month of the tenancy).

Rent increases: one per year, with tribunal challenge

Landlords may only increase rent once per year using a statutory procedure. They must give two months' notice using a prescribed form (Form 4). Tenants who consider the increase above market rent may apply to the First-tier Tribunal (Property Chamber) within one month of the increase notice to have the rent set at the market rate. The Tribunal determines market rent independently. Rent increases cannot be used as a mechanism to force tenants out — such increases would be considered retaliatory and challengeable.

Deposit reform: 10-day return, no re-protection required

The deposit return window is now 10 days from the date the parties agree the final amount (reduced from the previous "promptly" standard). Interest on late deposit returns accrues automatically at the statutory rate. Crucially, landlords no longer need to re-protect a deposit when a fixed-term tenancy becomes periodic — reversing the trap created by Superstrike v Rodrigues [2013]. See the deposit return guide for step-by-step advice.

Private Rented Sector Ombudsman

All landlords who rent out property in England must join the new Private Rented Sector (PRS) Ombudsman scheme. Tenants with unresolved complaints can refer them to the Ombudsman, who can award up to £25,000 in compensation and require landlords to take remedial action. Failure to join the scheme is a civil penalty offence. The Ombudsman's register is publicly searchable — landlords who are not registered cannot legally operate.

What landlords must do now

All landlords must: (1) join the PRS Ombudsman scheme; (2) register any new tenancy on the new Landlord Register (details published by MHCLG); (3) convert existing periodic tenancies to the new periodic assured tenancy regime; and (4) update all standard tenancy agreements to remove Section 21 references. Landlords who received existing Section 21 notices before October 2026 had until January 2027 to execute them — after that, existing notices are invalid. The commencement news item has the transition dates.

What tenants should know

If your landlord serves you a possession notice, check it carefully: it must cite a valid statutory ground. If it does not, or cites Section 21, it is invalid. You do not have to leave until a court makes a possession order — a notice is not a court order. Contact Citizens Advice or a housing solicitor immediately if you receive a possession notice you think is unjustified.

This article is for general information only and is not legal advice. Always check the official source and consult a qualified lawyer for your situation.