Renters Rights Act 2025

🗓️ WHEN DO THE CHANGES TAKE EFFECT?

The reforms outlined below will come into force on 1 May 2026. Additional measures including Landlord and property registration, minimum housing standards and the introduction of Awaab’s Law are expected to be implemented later in 2026.

🔄 WHAT WILL REPLACE ASSURED SHORTHOLD TENANCIES?

The legislation applies to all Assured Shorthold Tenancies, both new and existing, with the exception of company lets and properties with rents exceeding £100,000 per year.

Fixed-term tenancies will no longer be permitted. Instead, all tenancies will operate on a rolling monthly basis until the Tenant gives notice or the Landlord successfully relies on one of the statutory grounds for possession. These new agreements will be known as Assured Periodic Tenancies.

🛡️ WHAT LEVEL OF SECURITY WILL TENANTS HAVE?

For the first 12 months of a new tenancy, Landlords will not be permitted to regain possession in order to sell or move back into the property, unless the sale is to another Landlord who will continue the tenancy.

This creates a 12-month protected period for Tenants. During this time, Tenants may still choose to end the tenancy by giving two months’ notice, aligned with their rent payment date.

⏱️ WILL THE CHANGES APPLY TO NEW AND EXISTING TENANCIES AT THE SAME TIME?

Yes. The legislation will apply to both new and existing tenancies from the same implementation date with no transitional or phased approach currently planned.

Any existing clauses such as break clauses or options to renew will cease to have effect once the law is in force. As new tenancies will automatically be Assured Periodic Tenancies, these clauses will no longer be permitted in future agreements either.

🏠 HOW CAN LANDLORDS REGAIN POSSESSION UNDER THE NEW RULES?

Section 21 notices, often referred to as “no-fault evictions”, will be abolished to provide greater security for Tenants.

Landlords will instead need to rely on a Section 8 notice, citing one of the prescribed grounds for possession. These grounds include selling the property, moving in themselves or a close family member, rent arrears, or serious antisocial behaviour. Each ground carries its own notice requirements.

💷 CAN LANDLORDS STILL INCREASE RENT?

Yes. Landlords may propose a rent increase once per year by serving a Section 13 notice. Any increase must reflect the local market rate, and supporting evidence may be required.

If the Tenant agrees, the new rent will take effect from the next rent due date after the annual anniversary. If the Tenant believes the increase exceeds market value, they may challenge it through the First-tier Tribunal, provided they do so before the proposed start date.

💳 ADVANCE RENT PAYMENTS

Advance rent payments, including top-up or shortfall payments will no longer be permitted for new tenancies.

Where rent is already paid in advance (for example quarterly, biannually, or annually), Tenants may continue this arrangement for the remainder of their existing tenancy. The restriction will apply only when a new tenancy is entered into.

If a Tenant cannot demonstrate affordability for monthly payments, they may still use a private Guarantor.

📢 RENTAL BIDDING

Landlords and Agents will be required to advertise a clear asking rent. They will be prohibited from encouraging or accepting offers above the advertised price.

🐾 PETS

Any existing “no pets” clauses will become unenforceable once the legislation takes effect.

While Landlords may still market a property as “no pets”, once a tenancy has begun they may only refuse a pet request in specific circumstances, such as where restrictions exist in a superior lease.

⚠️ WHAT ARE THE PENALTIES FOR NON-COMPLIANCE?

Failure to comply with the new legislation may result in financial penalties. Enforcement powers for local authorities will be strengthened, and fines increased.

Penalties can reach up to £7,000 for initial or minor breaches, and up to £40,000 for repeat offences.

Last updated 10.03.26