The Renters' Rights Act 2025: What Every Landlord Needs to Know

Published by Luke Chorley, Solicitor, Complex Law

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 are to be implemented on 1 May 2026. Whilst not all measures are in force yet, now is exactly the right time to get ahead of the changes.

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 will no longer be 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 canstill 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.

7. Why You Should Act Now — Before 1 May 2026

The Renters' Rights Act comes into force on 1 May 2026,and that date will arrive faster than you think. From that point, the new rulesapply to every private tenancy in England — including yours — whether you'reready or not.

The landlords who will be best placed under the new system are those who take the time now to understand their position, review their tenancies, and get the right advice before the changes land.

Here's why acting now matters:

• Your existing tenancies will automatically convert to the new periodic system on 1 May 2026. If you don't understand what that means for you, you could find yourself in a difficult position without realising it.
• The new possession grounds are different to what you may be used to. Understanding them now means you'll know your options if a problem arises after May.
• Non-compliance  carries serious financial penalties. Registering with the new ombudsman and database takes time — leaving it until the last minute increases the     risk of costly mistakes.
• Getting advice early is always cheaper than getting it late. Disputes, incorrect notices, and missed deadlines are far more expensive to resolve than they are to prevent.

The good news is that there is still time to prepare properly. Contact Complex Law today and let us help you review your tenancies, understand your obligations, and make sure you're ready for 1 May 2026.

Practical Tips for Landlords

1. Audit your tenancy agreements now — understand which tenancies you have and how they'll convert under the new system
2. Prepare for the database — gather your property information ready to register when the PRS Database launches
3. Review your possession grounds — familiarise yourself with the updated grounds in Table 1 of the Act so you know your options
4. Document everything — evidence will be essential if you ever need to apply for possession through the courts
5. Review your rent review process — make sure you're ready to use the Section 13 process for all future increases
6. Check your insurance and mortgage conditions — some historic terms restricting who you can let to are now unenforceable
7. 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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