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28 questions answered in plain English for UK landlords
The Renters' Rights Act 2025 is the biggest shake-up of England's private rented sector in over 30 years. Whether you're a first-time landlord or have been letting for decades, you need to understand how these changes affect your tenancies, documents, and day-to-day management.
Below we answer the most common questions landlords are asking. Every answer is based on the Act as passed (c. 26) and the government's published guidance. For a full breakdown of the possession grounds, see our Section 8 grounds reference, and for a step-by-step readiness plan, try the landlord compliance checklist.
The Renters’ Rights Act 2025 (c. 26) is a major reform of the private rented sector in England. It abolishes Section 21 no-fault evictions, converts all assured tenancies to periodic (rolling) tenancies, introduces new rules on rent increases, and gives tenants additional rights around pets, property standards, and more. It applies to all private residential tenancies in England.
The Act received Royal Assent on 27 October 2025. Key provisions are expected to come into force on or around 1 May 2026, though specific sections may be commenced on different dates via statutory instruments. Landlords should prepare well in advance to ensure their tenancy agreements and processes are compliant before commencement day.
No. The Renters’ Rights Act 2025 applies to England only. Scotland has its own private rented sector legislation under the Private Housing (Tenancies) (Scotland) Act 2016. Wales is covered by the Renting Homes (Wales) Act 2016. If your property is in England, this Act applies to you.
Section 21 of the Housing Act 1988 is abolished entirely. From commencement, landlords will no longer be able to serve a Section 21 notice to end a tenancy without giving a reason. All possession proceedings must use Section 8, which requires the landlord to prove a specific ground for possession. Any Section 21 notices served before commencement that have not yet led to a court order will cease to have effect.
Under the RRA 2025, all assured tenancies become periodic from day one. This means there are no more fixed-term tenancies in the private rented sector. The tenancy rolls on month-to-month (or period-to-period) with no end date. Tenants can end the tenancy by giving two months’ notice at any time, while landlords must use Section 8 grounds.
No. Any clause in a tenancy agreement that purports to create a fixed term will have no effect under the new Act. All assured tenancies will be periodic by law. You should update your tenancy agreement to reflect this change and remove any fixed-term provisions. Our document pack is already structured around periodic tenancies.
Rent can only be increased using the Section 13 notice procedure. Landlords must give at least two months’ written notice and can only increase rent once every 12 months. Contractual rent review clauses are no longer valid for increasing rent. The notice must specify the new amount, and tenants have the right to challenge the increase at the First-tier Tribunal.
Yes. Tenants can refer a Section 13 rent increase to the First-tier Tribunal (Property Chamber) before the increase takes effect. The Tribunal will determine the open market rent for the property, and the landlord cannot charge more than that amount. Importantly, the Tribunal can no longer set a rent higher than the amount the landlord proposed, removing the previous disincentive for tenants to challenge increases.
Tenants have the right to request permission to keep a pet. Landlords must respond in writing within 28 days and cannot unreasonably refuse. If the landlord does not respond within 28 days, the tenant can apply to the county court or escalate to the PRS Ombudsman, either of which may order the landlord to grant consent. Landlords can require the tenant to take out pet damage insurance to cover any potential damage caused by the animal.
You can only refuse a pet request if you have a reasonable ground. Examples of reasonable refusal might include a property that is unsuitable for a particular animal (e.g. a large dog in a small flat with no garden), or where keeping a pet would breach a superior lease. If you refuse, you must give written reasons within 28 days. Tenants can challenge an unreasonable refusal.
The existing deposit cap remains: a maximum of five weeks’ rent where the annual rent is below £50,000, or six weeks’ rent where the annual rent is £50,000 or above. Deposits must be protected in a government-approved scheme within 30 days of receipt. The prescribed information must be served on the tenant within the same 30-day period. Use our deposit cap calculator to check the maximum deposit for your property.
Yes. Under the RRA 2025, landlords cannot require tenants to pay more than one month’ s rent in advance. This provision is designed to prevent landlords from using large upfront payments as a way to circumvent the deposit cap or to discriminate against tenants who cannot afford a large lump sum.
Yes. Landlords must provide tenants with a written statement setting out the key terms of the tenancy. This must be given before the tenancy begins or at the very start of the tenancy. The statement must include details such as the rent amount, payment frequency, deposit amount, and the names of both parties. Failure to provide a written statement may affect your ability to serve valid notices.
The main grounds available under the reformed Section 8 include: Ground 1 (landlord or family member wishes to occupy), Ground 1A (landlord intends to sell), Ground 6 (substantial redevelopment), Ground 8 (serious rent arrears of at least three months), and Ground 14 (antisocial behaviour or criminal conduct). Some existing grounds have been amended and new grounds added. See our Section 8 grounds reference for a full breakdown.
Notice periods vary by ground. Ground 1 (landlord occupation) and Ground 1A (sale) require four months’ notice. Ground 6 (redevelopment) also requires four months. Ground 8 (serious rent arrears) requires four weeks’ notice. Ground 14 (antisocial behaviour) can be served with immediate effect in serious cases or with two weeks’ notice otherwise. Check the specific ground for the correct notice period using our notice period calculator.
For Ground 1 (landlord occupation), Ground 1A (sale), and Ground 6 (redevelopment), landlords cannot serve a possession notice within the first 12 months of the tenancy. This gives tenants a guaranteed minimum period of security at the start of a new tenancy. The 12-month clock starts from the date the first tenancy between the landlord and tenant began.
The Decent Homes Standard is extended to the private rented sector for the first time. It requires that properties are free from serious hazards, are in a reasonable state of repair, have reasonably modern facilities, and provide a reasonable degree of thermal comfort. Local authorities will have enforcement powers where properties fall below the standard. Landlords should audit their properties to ensure compliance.
Awaab’s Law, named after Awaab Ishak who died due to prolonged mould exposure in social housing, is extended to the private rented sector by the RRA 2025. It requires landlords to investigate and remedy hazards related to damp and mould within prescribed timeframes once notified by a tenant. Failure to act could result in enforcement action and compensation claims.
The RRA 2025 establishes a new Private Rented Sector (PRS) Database, sometimes referred to as a landlord register or property portal. All landlords letting residential property in England will be required to register themselves and their properties on this database before letting. The database will be publicly searchable, helping tenants verify that their landlord is registered and compliant.
Existing assured shorthold tenancies (ASTs) will automatically convert to assured periodic tenancies on the commencement date. Fixed terms that are still running will end, and the tenancy will continue on a periodic basis. You do not need to sign a new agreement for this conversion to take effect, but it is strongly advisable to issue a new RRA-compliant tenancy agreement to avoid confusion.
While existing tenancies convert automatically, your old agreement almost certainly contains clauses that are now unenforceable or misleading. References to Section 21, fixed-term provisions, and old-style rent review clauses will all be invalid. Using an up-to-date, RRA-compliant agreement protects both you and your tenant by setting out the correct legal position from the start.
Yes. Under the new periodic tenancy structure, tenants can give two months’ written notice to leave at any time. There is no minimum term that a tenant must stay, although the notice must expire at the end of a period of the tenancy. Landlords cannot include any clause penalising a tenant for leaving within a certain period.
If you serve a notice that does not comply with the new requirements, it will be invalid and the court will not grant a possession order on the basis of it. This means you would need to serve a fresh, valid notice and start the process again, causing significant delays. Using the correct prescribed forms and following the correct procedures is essential.
Yes. The Act makes it unlawful for landlords and agents to impose blanket bans on tenants receiving benefits or tenants with children. Landlords must assess each prospective tenant on their individual circumstances. Breach of these provisions could result in enforcement action and financial penalties.
Local authorities gain significant new enforcement powers. They can issue civil penalties of up to £7,000 for initial breaches and up to £40,000 for repeat or serious offences. They can also apply for rent repayment orders on behalf of tenants. The PRS Ombudsman provides an alternative dispute resolution route for certain complaints.
The RRA 2025 requires all private landlords in England to join a government-approved Ombudsman scheme. The Ombudsman provides tenants with a free, independent way to resolve complaints without going to court. Landlords who fail to join the scheme or comply with Ombudsman decisions could face penalties and be unable to serve valid possession notices.
HMOs are subject to the same changes as standard tenancies. Section 21 is abolished for HMO tenancies, all HMO tenancies become periodic, and the same rent increase and pet request rules apply. HMO-specific licensing requirements under the Housing Act 2004 remain in force alongside the new provisions.
You should have an RRA-compliant tenancy agreement, a written statement of terms, a How to Rent guide, an EPC, a gas safety certificate, EICR, deposit protection certificate, prescribed information, and any relevant property-specific documents such as an HMO licence or buildings insurance summary. TenancyPack generates all 14 essential documents in one go from the details you provide.
Generate a complete tenancy document pack — all 14 documents, pre-filled with your details, for £29.99.
This page is provided for general information only and does not constitute legal advice. While we make every effort to ensure accuracy, legislation and guidance may change. TenancyPack is not regulated by the Solicitors Regulation Authority. Always check the latest government guidance or consult a qualified solicitor for advice specific to your circumstances.