The Renters’ Rights Bill, now known as the Renters’ Rights Act, is one of the biggest changes to the private rented sector in England for decades. It’s going to affect all landlords, big or small, so even if you only let out one property, you still need to stay on top of the changes. Going forward, the way you let, manage and regain possession of your property is going to change quite drastically.
If you are a first time Landlord or considering becominng a Landlord you may want to read: The Landlord Responsibilities Checklist or you can watch our video: Becoming a Landlord: Top Tips from a Property Lawyer
This doesn’t mean you should panic, but it does mean you need to stay informed, or you might find yourself running afoul of the law. In the overview below, we explain what the Renters’ Rights Act is aiming to do and how it might affect you as a landlord.
What Is the Renters’ Rights Bill?
The Renters’ Rights Bill was the draft legislation the government used to introduce the reforms. Now that it has Royal Assent, you will see it referred to as the Renters’ Rights Act 2025. It follows years of discussion about tenant security, property standards, and fairness in the private rented sector. The result is a shift in rights going more favourably in the direction of the tenant.
While it’s undoubtedly a welcome change for anyone renting privately, it has made many landlords understandably nervous. The act seeks to rebalance the relationship between landlords and tenants, with some landlords fearing it will leave them at the mercy of bad tenants, with no way of evicting those who flout the rules of their contract. But this isn’t quite the case. As a landlord, you will still have ways of removing irresponsible tenants within the boundaries of the new laws.
However, under the Act, “no fault” evictions will be banned, and there will be stronger routes for tenants to challenge issues like poor conditions and above-market rent demands. The government also says it wants a simpler tenancy structure that landlords and tenants can understand more easily.
The Act does not flip everything overnight. The government published a roadmap and set 1 May 2026 as the key start date for the new tenancy regime. That date will apply to new and existing tenancies in the private rented sector.
If you need help evicting a tenant from a property, our Tenant Eviction Solicitors can help.
The End of Section 21 No-Fault Evictions
One of the most talked-about parts of the Renters’ Rights Act is the abolition of section 21 notices. At the moment, section 21 allows you to regain possession of a property at the end of a fixed term without giving a reason, provided you follow the correct procedure.
Under the Renters’ Rights Act, this option will disappear. You will only be able to evict a tenant by relying on specific statutory grounds, and you’ll need to show a valid reason. This is big news for landlords who rely on section 21 as a fallback when a tenancy relationship stops working.
You should expect possession claims to take longer and require a lot more paperwork and preparation. If you have not kept good records, followed compliance rules, or acted quickly when issues first appeared, you may find it much harder to regain possession than you are used to.
However, you CAN still evict tenants who seriously breach the rules of their contract. You will just need to make sure that you have solid evidence backing up your claims and be able to show the court that the breach is serious enough to justify eviction. Yes, it does mean it will be more difficult to evict, but it doesn’t mean it’s impossible.
Changes to Section 8 Grounds for Possession
Because section 21 will no longer exist, section 8 becomes the main route to possession. Under the Renters’ Rights Act, the grounds for eviction fall into two broad categories.
- Mandatory grounds require the court to grant possession if you prove the ground and follow the correct process.
- Discretionary grounds give the court a choice, even if the ground applies, and judges will look closely at the facts before deciding whether eviction is reasonable.
The Act introduces clearer and more detailed grounds to reflect common landlord situations. These include grounds where you want to sell the property, where you or a close family member intend to move in, and where a tenant has committed serious rent arrears, anti-social behaviour, or other significant breaches. These grounds are designed to replace the flexibility that section 21 once gave, but they come with tighter rules.
You’ll have to provide very specific notice periods along with clear evidence, and, in some cases, you’ll be restricted on timings. For example, where you rely on a ground to sell or move back in, the Act introduces a protected period at the start of a tenancy during which you cannot use those grounds, and it also prevents you from quickly re-letting the property after eviction. These rules are there to stop errant landlords from misusing the new system.
Just keep in mind that the courts are likely to look into your claims more closely, and tenants will have greater confidence to challenge any eviction attempts based on shady grounds.
Periodic Tenancies as The Default
The Act removes fixed-term assured shorthold tenancies and replaces them with a single system of periodic tenancies. These will run from month to month, with no defined end date.
For tenants, this offers greater stability. For landlords, it removes the certainty that comes with a fixed term. You will not be able to rely on a tenancy naturally ending after six or twelve months. Instead, you must actively rely on a possession ground if you want the tenancy to end.
You should think carefully about how this affects your long-term plans. If you anticipate selling, refinancing, or moving back into the property within a short timeframe, you will need to consider whether letting remains the right option. You might also want to be pickier with who you choose as tenants, keeping in mind that it will be difficult to evict them later.
Restrictions On Rent Increases
The Renters’ Rights Act also tightens the rules around rent increases. Rent review clauses in fixed-term agreements will no longer apply in the same way, since fixed terms will no longer exist.
But landlords will be allowed to raise rent once per year using a statutory notice process, with the tenant able to challenge an above-market rent at the First-tier Tribunal. The government also says it will change how the Tribunal works so tenants do not risk the Tribunal setting a rent higher than the amount you asked for, and it will stop backdating in the way tenants currently fear.
This means that if you do decide to raise rent, you should expect greater scrutiny from tenants who feel more secure in their homes and more confident in challenging decisions they view as unfair.
New Rules on Property Standards and Enforcement
The Act places greater emphasis on property standards and enforcement. Local authorities already have powers to take action against landlords who fail to meet legal requirements, but the Act strengthens these mechanisms.
This means you should expect more proactive enforcement, higher penalties for non-compliance, and easier routes for tenants to report issues. You will need to keep up with your existing obligations around repairs, safety certificates, and fitness for human habitation. These areas will receive more attention than before.
If you manage property yourself, you may need to review your systems. If you use a managing agent, you should still keep an eye on how things are going. Ultimately, legal responsibility rests with you as the landlord.
The Introduction of a Landlord Database
The Renters’ Rights Act includes plans for a national landlord database. This will require landlords to register and provide details about their properties and compliance status. There will also be a new Private Rented Sector Landlord Ombudsman, designed to give tenants a quicker route to complain and to give binding outcomes.
While this may feel like an administrative burden, it does mean there will be greater transparency across the sector. Tenants, local authorities, and regulators will find it easier to identify non-compliant landlords, which ultimately is in everyone’s best interests.
But it does mean you should factor registration and ongoing updates into your costs and management time. If you fail to register, it could restrict your ability to lawfully let property or take enforcement action against tenants.
How The Act Affects Existing Tenancies
One common question landlords are asking is whether the new rules will apply to existing tenancies. The intention is that most existing assured shorthold tenancies will transition into the new system over time.
So don’t assume older tenancies remain untouched – if you have long-standing tenants, you may need to review their agreements and your management approach to keep up with the upcoming changes.
Early preparation gives you more options. If you wait until the Act becomes law, it could limit your ability to respond effectively.
What You Should Be Doing Next
You should start by reviewing your current portfolio and asking how each property fits into your long-term plans. Properties you plan to sell or reclaim for personal use may need a different approach from those you intend to hold for many years.
You should also do a practical review of your “landlord basics”:
- Your tenancy paperwork and notice templates
- Your arrears and record-keeping system
- Your repairs reporting and response process
- Your approach to rent increases and market evidence
- Your agent’s processes for adverts, offers, and compliance
You don’t need to panic, but you do need to prepare!
Get Advice on The Renters’ Rights Act
The Renters’ Rights Bill, or the Renters’ Rights Act as it will now be known going forward, represents a real shift in how private renting works in England. If you are unsure how it affects your properties or what steps make sense for you, you might benefit from getting early legal advice.
Starck Uberoi advises landlords across England and Wales on residential property matters, including tenancy structuring, possession strategy, and regulatory compliance. If you need up-to-date guidance, you can contact our team to discuss your options and next steps.
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