The Renters’ Rights Act 2025 is set to come into force in spring 2026, and it will transform the rental market. From ending ‘no-fault’ evictions and limitations on rent increases, to the end of rental bidding, the Act means significant changes to how private rental agreements are initiated, managed and terminated.
In this article, we take a closer look at what the Renters’ Rights Act 2025 means for landlords and tenants, and provide guidance on what you should do now to prepare for the change.
When Does the Act Come into Force?
The Act is set to come into force in three phases. Phase one will be introduced on 1st May 2026, with phase two expected to come into force in mid-to-late 2026, followed by phase three. As the Government has yet to confirm a date for the implementation of these subsequent phases, landlords and tenants should follow the news carefully to ensure they are aware of when the full Act will be in force.
Renters’ Rights Act 2025: Key Changes
The Act is set to bring in a raft of new rights for private renters, including:
Ending ‘No-Fault’ Evictions
Under Section 21 of the Housing Act 1988, landlords have the right to end an Assured Shorthold Tenancy (AST) without giving a specific reason. Commonly known as ‘no-fault’ evictions, Section 21 requires landlords and tenants to adhere to various procedural requirements in order for the eviction to proceed.
The Renters’ Rights Act will abolish these ‘no-fault’ evictions, with this clause coming into force under the first phase of the Act in May 2026. From then on, landlords will need to evict private tenants based on the prescribed reasons outlined in Section 8 of the Housing Act 1988.
Section 8 Expansion and Modifications
Also coming into force in May 2026, changes to Section 8 will introduce new reasons for landlords to evict private tenants, but it will also modify the ‘rules’ that apply to such evictions. The distinction between mandatory and discretionary evictions will remain. However, landlords and tenants should pay close attention to the seemingly small changes, such as notice periods, that will affect how evictions work in practice.
Key changes to Section 8 include:
- New grounds for mandatory evictions: including a landlord’s plans to sell, redevelop or move into the property.
- Longer notice periods: if a landlord intends to sell, redevelop or move into the property, they’ll need to give the tenant four months’ notice, for example.
- Increased rent arrears threshold for mandatory evictions: a tenant will need to incur three months’ rent arrears before their landlord can serve notice to evict them – and they’ll need to give four weeks’ notice.
- Reduced notice period for serious anti-social behaviour: mandatory evictions for anti-social behaviour no longer require a notice period, meaning tenants can be evicted immediately.
Following the abolition of Section 21 ‘no-fault’ evictions, Section 8 will become the main mechanism for landlords to evict tenants. With changes to both mandatory and discretionary reasons to evict, all parties should seek legal advice to ensure they are aware of their rights in advance of the law changing.
Switch to Periodic Assured Tenancies
The majority of the 4.6 million private rental households in England have a fixed-term assured shorthold tenancy, but these will be abolished when the Renters’ Rights Act comes into force in May 2026. New and existing rental agreements will typically be periodic assured tenancies. This gives greater flexibility to both parties, with a periodic tenancy essentially acting as a ‘rolling contract’ with no fixed end date.
Rent Increase Restrictions
Under the new law, landlords will only be able to increase rental amounts once per year and tenants will have the right to challenge unfair rent rises via a First-Tier Tribunal. Crucially, landlords will need to serve tenants with a Section 13 notice if they intend to increase the rental amount and rises will be tied to market rates.
Ending Rental Bidding
High demand for rental properties has given rise to bidding, meaning tenants can offer higher rents than a landlord requests in order to obtain a tenancy. However, the new Act will put a stop to rental bidding and prevent landlords from accepting rent offers in excess of the price advertised.
Phase Two and Phase Three Changes
Although there are no firm dates for the implementation of phases two and three of the Act, it is important to be aware of how the law will change. Under phase two, for example, landlords will need to register with the private rented sector database and participate in the private rental sector ombudsmen scheme.
Under phase three, landlords will need to repair reported hazards in accordance with a specific timeframe. This extends health and safety provisions that are currently applicable to social landlords to the private sector.
How to Prepare for the Renters’ Rights Act 2025
The first phase of the Renters’ Rights Act doesn’t come into force until 1st May 2026, meaning existing laws and regulations remain in force until that time. If landlords act quickly and serve the requisite notices, they can rely on existing provisions, such as Section 21 for ‘no-fault’ evictions to end tenancies ahead of the incoming legislation.
However, landlords needn’t rush to evict tenants or modify their rental portfolios and tenants don’t need to panic about the upcoming changes to new or existing agreements. Instead, all parties can take steps to protect their interests and ensure compliance by:
- Seeking legal advice to determine how the changes will impact your specific tenancy and housing arrangement.
- Having rental agreements reviewed by experienced solicitors.
- Landlords should be ready to register with the private rented scheme database and ombudsmen scheme.
- Report and respond to potential hazards swiftly, and ensure comprehensive records are kept of any repairs undertaken.
Get Legal Advice Ahead of the Renters’ Rights Act
If you’re unsure how the Act will affect you or you’re facing difficulties with evicting a tenant or challenging an eviction, our dedicated team can help. As experts in residential conveyancing and property law, we’re on hand to provide the advice and guidance you need to navigate an increasingly complex rental landscape.
To find out more, contact our team on 01276 680000 or send us a message.