The Renters’ Rights Act is now in force: what landlords need to know

The Renters’ Rights Act 2025 is now in effect, marking a significant reform of the private rented sector in England. The legislation is intended to improve tenant security, raise housing standards and create a more transparent and consistent system for both tenants and landlords.

With Phase 1 now in force since 1 May, landlords must begin adapting to a new regulatory landscape. Below is a high-level overview of the key changes and what they mean in practice.

Changes to grounds for possession

One of the most significant reforms is the abolition of Section 21 ‘no fault’ evictions. Landlords can no longer regain possession without providing a valid legal reason.

Possession must now be sought using the revised statutory grounds under Section 8 of the Housing Act 1988. These grounds are designed to provide clarity while ensuring tenants are not displaced without justification.

In practice, this places greater emphasis on compliance, record keeping and the correct use of legal processes when seeking possession.

Moving from assured shorthold tenancies to periodic tenancies

The Act replaces assured shorthold tenancies with a system that gives tenants greater long-term security.

For landlords, this represents a shift away from fixed-term tenancy cycles towards open-ended, periodic arrangements. As a result, tenancy management becomes more focused on sustaining longer-term tenancies rather than routinely ending and renewing agreements.

Reforming rents in advance and upfront payments

The Act introduces tighter controls on rent setting and payments to improve fairness and transparency.

A key change is the restriction on rent in advance, limiting what landlords can request before a tenancy begins. This is intended to reduce financial barriers for tenants who may previously have been asked for several months’ rent upfront.

For landlords, this means a more standardised approach to rent agreements, with reduced flexibility around upfront payments.

Pets and tenant requests

Tenants now have the right to request permission to keep a pet, and landlords must not refuse such requests unreasonably.

Requests must be made in writing and include relevant details. Landlords may still refuse where there is a valid reason, such as restrictions in a superior lease.

This introduces a more balanced framework, requiring landlords to take a consistent and evidence-based approach when considering requests.

Damp and mould: a stronger regulatory focus

Damp and mould remain a key priority within the government’s housing reforms. The Renters’ Rights Act supports the extension of Awaab’s Law principles into the private rented sector.

This introduces clearer expectations for landlords to investigate and resolve hazards such as damp and mould within defined timeframes.

The Act also enables a Decent Homes Standard for the private rented sector, setting minimum expectations for property condition, including the effective management of these hazards.

Damp and mould are now firmly recognised as serious health risks, requiring prompt and proactive action. Landlords should ensure properties are well maintained, adequately ventilated and that any issues are addressed without delay.

New anti-discrimination laws

It will be illegal for landlords or agents to have blanket bans on renting to tenants who are in receipt of benefits. In addition, it will also be illegal to discriminate against tenants with children with the aim of making housing more accessible to children.

Introducing a landlord ombudsman and database

The Renters’ Rights Act is also expected to establish a private rented sector ombudsman and a landlord database to improve oversight and accountability .

Landlords will be required to join the ombudsman scheme once it becomes operational. This will provide tenants with a clear route to raise complaints and seek resolution outside of the courts.

The landlord database will support greater transparency and enable local authorities to better monitor compliance and identify poor practice across the sector.

Strengthening enforcement and compliance

The Act strengthens the role of local authorities in enforcing housing standards. Councils now have enhanced powers to identify non-compliance and take action against substandard housing. This means operating in a more regulated environment where compliance is more actively monitored and enforced.

The Renters’ Rights Act 2025 represents a fundamental shift in how the private rented sector operates. Overall, the reforms are intended to create a more consistent and professional sector, where expectations are clearly defined for landlords as well as tenants.

If you are not on a managed service with us or only on a partially managed one, this might be the right opportunity to choose peace of mind while we look after compliance and your property in the new rental landscape. To explore your options please contact your local branch to speak to one of our lettings experts. 

This article is intended as a general guide only and does not constitute legal advice. For the most up-to-date information, landlords should refer to official guidance on gov.uk.