The Renters’ Rights Act 2025 – obligations for landlords

The Renters’ Rights Act 2025 (the Act) received Royal Assent in October 2025, with implementation starting to take place over the course of 2025.

Landlords in particular need to be aware of the changes, not least because local authorities will have the power to investigate failures and impose substantial penalties. The government has already announced that it is providing authorities with just over £41 million to fund enforcement action, on top of £18.2 million already allocated in the autumn. All 317 local authorities in England will share the total of £60 million available.

What changes should landlords be aware of?

Government’s information notice to be provided to tenants – landlords have until 31 May 2026 to provide all tenants with a copy of the government’s information sheet detailing the changes.

Abolition of Section 21 evictions – from 1 May 2026, so-called ‘no-fault’ evictions will end. Landlords will need to have a valid reason to end a tenancy, such as rent arrears. This will apply to tenancies already in existence as well as new tenancies.

Abolition of assured shorthold and fixed-term tenancies – to be replaced with rolling periodic tenancies without a specified end date. Tenants will be able to give two months’ notice when they wish to leave.

Possession grounds must be fair to both parties – landlords will not be able to apply for possession on the grounds of rent arrears until three months’ rent is owed, and the notice period is doubled to four weeks.

Provide stronger protection against backdoor eviction – if a landlord wants to move into a property themselves or sell it, they will need to give a tenant four months’ notice. A landlord will not be able to re-let a property for a year after evicting a tenant on this basis.

Rent increases limited – landlords will only be able to increase the rent once a year, and this must be done in line with the market rate. Tenants must be given formal notice of this under Section 13 of the Act, and the increase cannot take place until two months after receipt of the notice.

Unreasonable rent increases can be challenged – tenants will be able to challenge rent increases at the First-Tier Tribunal if they believe that the increase is above the market rate.

A Private Rented Sector Landlord Ombudsman to be created – landlords will need to be members of the Private Rented Sector Landlord Ombudsman Service. The service will allow tenants to make free complaints, and the Ombudsman will be able to require a landlord to take remedial action. It can also order a landlord to pay compensation.

A Private Rented Sector Database to be created – landlords will need to register all of their properties on the Private Rented Sector database.

Tenants may request a pet – landlords will only be able to refuse a tenant’s request for a pet where it is reasonable to do so.

Decent Homes Standard to be applied to the private rented sector – the criteria for this and the deadline are still to be agreed on.

 ‘Awaab’s Law’ to be applied to the private rented sector – hazardous conditions will need to be remedied within a set period of time, to include issues such as mould and damp.

Discrimination by landlords against tenants on benefits or who have children unlawful – landlords will not be able to refuse a tenant on these grounds, although they can take into account whether they believe a tenant can afford the rent.

Rental bidding outlawed – landlords and agents will not be allowed to ask for or accept a sum of money that is higher than the rent requested when marketing the property

Enforcement powers for local authorities strengthened – local authorities will be able to investigate landlords and impose penalties for failures.

Rent repayment orders strengthened – where a tenant has suffered from unlawful activity on the part of the landlord, a rent repayment order can be made requiring rent to be returned to a tenant.

What are the penalties for breaching the Renters’ Rights Act?

If a landlord breaches the Act, they could face a fine of £7,000, or up to £40,000 for repeated failures.

Penalties include fines for failure to register on the database, provide the government’s information notice to tenants, and failure to join the Ombudsman service.

Landlords need to pay great attention to detail and ensure they have robust processes in place for dealing with issues such as vetting tenants before taking them on, scheduling and giving notice of rent increases, and registering themselves and their properties on the database.

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