If you own a rental property in England, the Renters' Rights Act 2025 is the biggest shake-up to your rights and responsibilities in a generation. It received Royal Assent on 27 October 2025, and large portions of the Act were implemented on 1 May 2026.
At Complex Law, we're here to help you navigate what's coming — in plain English, without the legal jargon.
The Big Picture
The Act overhauls the private rented sector for England's 2.3 million landlords and 11 million tenants. For landlords, the key message is this - the days of "no fault" evictions are over, but you still have robust, clearly defined rights to reclaim your property when you need to.
What's Changing for Landlords?
1. Section 21 ("No Fault") Evictions — Gone
This is the headline change. You are no longer able to evict a tenant simply by serving a Section 21 notice. Instead, you'll need to rely on specific legal grounds for possession (Section 8), all of which are clearly set out in law. There are extensive grounds (37 in total), which allow you to re-claim possession of the property, but these grounds can be complicated to establish, and it is imperative that you get it right first time.
If you're unsure how to regain possession of your property under the new rules, contact Complex Law today — we'll make sure you know exactly where you stand.
2. Fixed-Term Tenancies — Replaced by Periodic Tenancies
All assured tenancies will become periodic (rolling) tenancies. Fixed terms are being abolished. This applies to all existing tenancies too — they will automatically convert to the new system on a single implementation date.
If you're unsure how the switch to periodic tenancies affects your existing agreements, get in touch with Complex Law today — we'll help you prepare for a smooth transition.
3. Grounds for Possession — Stronger and Clearer
You retain the right to take your property back in a wide range of circumstances, including:
- Selling the property — 4 months' notice required; cannot be used in the first 12 months of a tenancy
- Moving in yourself or a family member — 4 months' notice; same 12-month restriction applies
- Serious rent arrears — mandatory eviction where a tenant has at least 3 months' arrears (raised from 2 months)
- Anti-social behaviour — proceedings can begin immediately
- Redevelopment — expanded grounds now available
The above grounds, and other grounds listed in the Act, come with various burdens of proof. Whilst the Act is new, many of the grounds are long established and have been tested by case law for decades. It is essential that landlords instruct solicitors that have extensive knowledge of the caselaw surrounding these reforms.
4. Rent Increases — Simplified, Not Restricted
Good news: rent controls are not being introduced. You can still raise rents to market rate. However, all increases must now go through the formal "Section 13" process:
- You can increase rent once per year
- You must give at least 2 months' notice using a simple government form
- Tenants can challenge the increase at the First-tier Tribunal if they believe it exceeds market rate
- The Tribunal cannot award a rent higher than what you originally proposed
If you need to regain possession of your property, contact Complex Law today — we'll advise you on the strongest grounds available and guide you through the process.
5. New Landlord Obligations
The Act introduces several new duties you'll need to be aware of:
- PRS Landlord Ombudsman — you must register with the new ombudsman service. Failure to do so can result in civil penalties of up to £7,000, rising to £40,000 for repeat breaches
- Private Rented Sector Database — you must register yourself and your properties. Without registration, you may be unable to obtain a possession order (except in ASB cases)
- Decent Homes Standard — for the first time, this standard will apply to privately rented homes (implementation date for the private rental sector TBD)
- Awaab's Law — you must address hazards such as damp and mould within legally defined timeframes (implementation date for the private rental sector TBD)
- Pets — you cannot unreasonably refuse a tenant's request to keep a pet
- No rental discrimination — you cannot refuse tenants simply because they have children or receive benefits
- No rental bidding — you must publish an asking rent and cannot accept offers above it
- Rent in advance — you cannot require large advance rent payments before a tenancy is signed; once signed, a maximum of one month's rent in advance applies
6. Tougher Enforcement
Local councils are being given significantly stronger powers to investigate and penalise non-compliant landlords, including access to financial records and powers of entry.
Rent Repayment Orders are also being strengthened — the maximum has doubled from 12 to 24 months' rent and repeat offenders must pay the maximum amount.
Practical Tips for Landlords
- Audit your tenancy agreements now — understand which tenancies you have and how they'll convert under the new system
- Prepare for the database — gather your property information ready to register when the PRS Database launches
- Review your possession grounds — familiarise yourself with the updated grounds in Table 1 of the Act so you know your options
- Document everything — evidence will be essential if you ever need to apply for possession through the courts
- Review your rent review process — make sure you're ready to use the Section 13 process for all future increases
- Check your insurance and mortgage conditions — some historic terms restricting who you can let to are now unenforceable
- Seek legal advice early — if you're considering selling or moving back in, get proper advice before serving any notice
How Complex Law Can Help
The Renters' Rights Act is significant legislation and getting it wrong could be costly. Whether you need help understanding how the new possession grounds apply to your situation, advice on rent increases, or representation if a dispute ends up in court, our team is here for you.
Get in touch with Complex Law today for a consultation.
📞 0333 188 9996 ✉️ enquiries@complexlaw.co.uk 🌐 ComplexLaw | Simple, Clear Legal Support for Your Case
This blog is for general information purposes only and does not constitute legal advice. For advice specific to your circumstances, please contact our team directly.
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