The Renters’ Rights Act 2025 introduces wide-ranging reforms to the private rented sector in England. Once fully commenced, the Act will significantly change how residential tenancies operate, strengthening tenant security while altering the way landlords recover possession, increase rent, and manage tenancies.
The Government has indicated that the main tenancy reforms are expected to take effect from 1 May 2026, subject to commencement regulations. Until those provisions are formally in force, the existing law continues to apply.
This article explains what will change once the new regime begins and what landlords and tenants should expect.
Abolition of Section 21 “No-Fault” Evictions
One of the most significant changes is the abolition of Section 21 notices.
Once the relevant provisions are commenced:
- Landlords will no longer be able to regain possession without giving a reason
- Possession will instead be sought under Section 8, relying on specified statutory grounds
- The grounds for possession will be expanded and updated, including:
- rent arrears
- antisocial behaviour
- breach of tenancy
- landlord intention to sell or occupy the property
This reform is intended to provide tenants with greater security and reduce the risk of arbitrary eviction.
End of Fixed-Term Assured Shorthold Tenancies
Under the new legislation:
- Fixed-term assured shorthold tenancies will be abolished
- All tenancies will operate as open-ended periodic tenancies
- Tenants will be able to give notice at any time (subject to statutory notice periods)
- Landlords will only be able to end a tenancy by relying on a valid statutory ground
This represents a fundamental shift away from the traditional fixed-term rental model.
Changes to Rent Increases
Once the Act is in force:
- Rent increases will generally be limited to once per year
- Increases will be implemented using a statutory notice procedure
- Tenants will retain the right to challenge rent increases they consider excessive
The intention is to provide greater predictability and fairness in rental pricing.
Ban on Rental Bidding Wars
The legislation will prohibit landlords and agents from:
- inviting or accepting offers above the advertised rent
- creating competitive bidding situations between prospective tenants
This aims to improve transparency and affordability in the rental market, particularly in high-demand areas.
Stronger Anti-Discrimination Protections
The Act will make it unlawful for landlords and agents to discriminate against prospective tenants on certain grounds, including:
- receipt of benefits
- having children or dependants
These provisions are designed to widen access to the private rented sector.
Pets in Rental Properties
Tenants will gain a statutory right to request permission to keep a pet.
- Landlords must not unreasonably refuse consent
- Refusals must be justified on reasonable grounds
This marks a shift away from blanket “no pets” policies.
New Ombudsman and Landlord Database
The Act also provides for:
- a new private rented sector ombudsman, offering a low-cost alternative to court proceedings for disputes
- a national landlord and property database, intended to improve compliance and transparency across the sector
These elements are expected to be introduced in later phases following the core tenancy reforms.
Application of the Decent Homes Standard
In time, the Decent Homes Standard will be extended to the private rented sector, requiring rental properties to meet minimum quality and safety standards.
Further detail on enforcement and timescales is expected through secondary legislation.
What This Means for Landlords and Tenants
Once the Renters’ Rights Act reforms are in force:
- Landlords will need to rely on statutory grounds rather than fixed terms or no-fault notices
- Tenancy agreements will require updating to reflect the new framework
- Tenants will have increased security and clearer rights
- Dispute resolution is expected to become more structured and accessible
Careful preparation will be essential to ensure compliance and avoid unintended consequences.
Getting Advice During the Transition
Although the key reforms are expected to commence from 1 May 2026, the transition to the new system will be complex and phased. Until commencement, existing law (including Section 21 and fixed-term tenancies) continues to apply.
Landlords and tenants should take early legal advice to:
- understand how the changes will affect existing and new tenancies
- plan for possession strategies under the new regime
- ensure tenancy documentation remains compliant
How Larcomes Can Help
Our Landlord and Tenant team advises clients on:
- possession claims and eviction strategy
- tenancy agreement reviews and updates
- preparing for the Renters’ Rights Act reforms
- residential tenancy disputes and enforcement
We provide clear, practical advice based on the law as it stands today, while helping clients prepare for the changes ahead.
Tenant Eviction Solicitors Portsmouth
With time running out on no-fault evictions, landlords looking to reclaim possession of their properties are advised to act immediately to serve section 21 notices.
At Larcomes, our team of experienced tenant eviction solicitors offers specialist advice and guidance. We can guide you through the legal process for section 21 notices, ensuring it is legally compliant, and advise on the eviction process if necessary.
To speak with one of our specialist Tenant Eviction Solicitors in Portsmouth and Waterlooville, please call 023 9244 8100 or make an online enquiry.
Landlord and Tenant Solicitors Portsmouth, Waterlooville, and Fareham
At Larcomes, our experienced team of landlord and tenant solicitors in Portsmouth, Waterlooville, and Fareham advise on all aspects of residential tenancy law, including the rights and obligations of landlords and tenants under the Renters Rights Act.
To speak with one of our landlord and tenant specialists, please call:
Portsmouth: 023 9244 8100 | Waterlooville: 023 9224 6666 | Fareham: 013 2982 3322
Alternatively, you can make an online enquiry.
Disclaimer
This article is for general information only and does not constitute legal advice. The Renters’ Rights Act 2025 will be brought into force in stages and may be amended by secondary legislation. Specific advice should always be sought for individual circumstances.
