The Renters Rights Act 2025: A Landmark Reform
The Renters Rights Act 2025 (RRA 2025) represents the most significant reform of the private rented sector since the Housing Act 1988. It fundamentally changes the relationship between residential landlords and tenants in England — abolishing "no-fault" evictions, reforming possession grounds, and strengthening tenant protections.
The Act's provisions are being implemented in stages, with the most significant changes having taken effect from 1 May 2026. Both landlords and tenants need to understand their new rights and obligations to navigate the post-reform landscape effectively.
Section 21 Abolition: What It Means
The section 21 notice was the landlord's most-used tool for regaining possession of a residential property. It allowed a landlord to serve two months' notice on a tenant after an initial fixed term without giving any reason — hence the term "no-fault" eviction.
From 1 May 2026, section 21 notices can no longer be served. All existing tenancies automatically converted to periodic assured tenancies on this date. For landlords who have already served a valid section 21 notice before 1 May 2026, transitional provisions apply — but these must be carefully reviewed by a specialist solicitor.
New and Amended Possession Grounds
In place of section 21, the RRA 2025 has reformed Schedule 2 of the Housing Act 1988 to introduce new mandatory and discretionary grounds for possession. Key grounds include:
New Mandatory Ground 1A: Landlord Wishes to Sell
A new mandatory ground allows a landlord to regain possession where they genuinely intend to sell the property. However, there are restrictions:
- The landlord cannot re-let the property within 12 months of possession on this ground
- The tenant has the right to apply for compensation if the landlord does not sell within this period
- A minimum notice period of four months applies
Amended Ground 1: Landlord or Family Member Wishes to Occupy
The existing ground for a landlord (or a specified family member) wishing to move into the property has been strengthened and expanded. A minimum notice period of four months applies, and the restriction on re-letting applies here too.
Extended Ground 8: Rent Arrears
The mandatory ground for significant rent arrears (Ground 8) has been modified. The threshold has been increased to require at least three months' rent arrears, both at the time the notice is served and at the date of the court hearing. This gives tenants more time to clear arrears before possession is granted.
New Ground for Repeated Serious Arrears
A new discretionary ground allows landlords to seek possession where a tenant has been in serious rent arrears on three or more occasions within a specified period, even if they have subsequently cleared the arrears each time.
End of Assured Shorthold Tenancies
Assured shorthold tenancies (ASTs) — the standard form of residential tenancy since 1989 — have effectively been abolished for new tenancies from 1 May 2026. New tenancies are now granted as assured tenancies under the reformed Housing Act 1988.
The practical implications:
- Fixed-term tenancies no longer exist in the traditional sense — all tenancies are periodic from the outset
- Tenants cannot be required to leave at the end of a fixed term — they have security of tenure unless a possession ground is established
- Landlords cannot include "break clauses" that allow them to terminate the tenancy for no reason
Rent Increase Provisions
The RRA 2025 restricts how and when landlords can increase rents:
- Rent can only be increased once per year
- Two months' notice of the rent increase must be given
- Tenants can refer a proposed rent increase to the First-tier Tribunal to determine whether it is above the market rent for the property
- "Rent bidding" — where landlords or agents invite tenants to offer more than the advertised rent — is prohibited
Enhanced Landlord Obligations
The RRA 2025 introduces new obligations on landlords:
- A mandatory register of landlords and properties (the Private Rented Sector Database) will be established — landlords and agents must register before renting out properties
- A new Private Rented Sector Ombudsman will handle tenant complaints without court involvement
- The "Decent Homes Standard" — previously applicable to social housing — will be extended to the private rented sector
- The Awaab's Law provisions (requiring landlords to address health hazards within set timeframes) will apply to the private rented sector
Strengthened Tenant Rights
In addition to security of tenure, tenants now benefit from:
- The right to request a pet in their property (which landlords cannot unreasonably refuse)
- The right to make reasonable adjustments to the property without landlord consent (e.g., for accessibility)
- Enhanced protection from retaliatory evictions and disrepair
- Stronger enforcement against unlawful eviction and harassment
What Should Landlords and Tenants Do?
For landlords:
- Register on the Private Rented Sector Database as soon as it is available
- Review all existing tenancy agreements and understand the new grounds under which possession can be sought
- Ensure all properties meet the Decent Homes Standard requirements
- Review rent increase provisions and ensure all future increases comply with the new rules
For tenants:
- Understand your new security of tenure rights — you cannot be evicted without a legitimate ground
- Know the new rent increase rules and how to challenge a proposed increase if you believe it is above market rate
- Report any disrepair or health hazards to your landlord in writing and within the required timescales
