Renters Rights Act 2025 - A Guide For Landlords In England

The Renters Rights Act 2025 represents one of the biggest changes to landlord and tenant law in recent years. The legislation affects how landlords recover possession of their properties, manage tenancies, increase rent, and comply with new legal requirements.

For many landlords, the most significant change is that Section 21 has been abolished. With no-fault eviction banned, landlords must now rely on specific statutory grounds when seeking possession of a property.
This Renters Rights Act 2025 landlord guide explains the key changes, important dates, compliance requirements, and potential penalties landlords need to be aware of.

Key Changes Under The Renters Rights Act

The Renters Rights Act changes the way landlords manage residential tenancies throughout England. Some of the most significant Renters Rights Act changes include:
• Section 21 abolished and no new Section 21 notices can be served.
• All tenancies becoming an assured periodic tenancy with no fixed end date.
• New and updated grounds for possession.
• Additional landlord responsibilities and compliance requirements.
• New penalties for landlords who fail to comply with the legislation.
• The introduction of a landlord redress scheme and landlord database registration requirements.

The Renters Rights Act timeline below highlights the key implementation dates and what landlords need to know.

RENTERS RIGHTS ACT 2025 – time lines

PHASE 1

27^th December 2025

Local Authorities have more powers including no-notice inspections of properties and can attend landlords’ premises requesting files. If access is refused, they can apply for a warrant.

30^th April 2026

Last date that Section 21 notices and Section 8 notices using the previous notice periods can be deemed served.

1^st May 2026

Section 21 notices abolished. No new Section 21 notices can be served. Only Section 8 notices can be used going forward and notice periods have changed.

All tenancies are now Assured Periodic Tenancies (APT) with no end date. Fixed Term Tenancies and Assured Shorthold Tenancies (ASTs) no longer exist.

Landlords must provide the government information leaflet to all tenants who were occupying a property under an AST no later than 31st May 2026.

All new APTs must include a written statement of terms, including oral tenancies that began before 1st May 2026.

All tenancies must be in writing.

Landlords cannot unreasonably refuse a pet.

Landlords and agents cannot discriminate against prospective tenants.

No overbidding on properties. The advertised rent is the maximum rent that can be accepted.

Tenants can give two months’ notice to terminate a tenancy at any time.

Landlords can seek possession after the first 12 months of a tenancy using Ground 1 (landlord or family member moving in) or Ground 1A (sale of property). However, a 12-month restricted period applies during which the property cannot be re-let or marketed for letting.

Deposit protection rules apply to most Section 8 notices, except Ground 7A and Ground 14 cases.

Section 13 notices must provide two months’ notice.

Rent cannot be taken in advance beyond the limits permitted under the legislation.

31^st May 2026

Last day for the government information leaflet to be provided to tenants previously occupying under an AST.

31^st July 2026

Last date for Section 21 proceedings to have been issued at court.

PHASE 2 – coming into force late 2026.

Private Rented Database
Introduction of landlord database registration requirements for landlords operating within the private rented sector.

Landlord Redress Scheme
A mandatory redress scheme designed to resolve complaints and disputes within the private rented sector.

PHASE 3 – No Official dates yet

Awaab’s Law And The Decent Homes Standard
Further reforms affecting housing standards and landlord responsibilities.

What Replaces Section 21?
One of the most common questions landlords ask is what replaces Section 21.

With the Section 21 ban in England now in force, landlords must rely on statutory grounds for possession when seeking to recover their property.

Depending on the circumstances, this may include rent arrears grounds, anti-social behaviour grounds, Ground 1 where a landlord wishes to move into the property, or Ground 1A where the property is being sold.

Understanding which ground applies is now more important than ever. Serving the wrong notice or relying on the wrong ground can result in delays, additional costs, and unsuccessful possession proceedings.

What landlord’s Can Be Penalised or Prosecuted for Under the Renters Rights Act 2025

1. Serving a False or Misleading Eviction Notice

If a landlord tells a tenant they are being evicted for a reason that is not true, such as inventing rent arrears or falsely claiming they intend to sell the property, this may amount to a criminal offence. The legislation makes it unlawful to rely on a possession ground knowing it cannot be proven or being reckless as to whether it is true.

2. Ignoring the “Restricted Period” Rules

Once a landlord relies on certain possession grounds, restrictions may apply to prevent the property from being re-let or marketed during a specified period. Breaching these rules may result in penalties and invalidate future notices.

3. Breaking the Rent Bidding Ban

The legislation prohibits rent bidding. Landlords and agents cannot encourage prospective tenants to offer more than the advertised rent. Breaches can result in significant financial penalties.

4. Failing to Join the Redress Scheme

Landlords must belong to an approved redress scheme. Failure to comply may lead to fines and enforcement action.

5. Failing To Comply With Landlord Database Registration Requirements

The Private Rented Sector Database will require landlords to register and keep information up to date. Failure to comply may result in substantial penalties and restrictions on possession proceedings.

6. Ignoring Housing Safety or Licensing Rules

Landlords must comply with gas safety, electrical safety, smoke alarm, licensing, and other housing obligations. Breaches may result in enforcement action and rent repayment orders.

7. Company Directors and Managers Can Be Prosecuted Too

Where a landlord operates through a company, directors and managers may be held personally responsible where offences occur with their consent or through neglect.

8. Rent Repaymert Orders for Tenants

Tenants and local authorities may apply for rent repayment orders in certain circumstances, potentially requiring repayment of up to 24 months’ rent.

Breach	Penalty
Letting a fixed term tenancy	£7,000-£40,000
Not providing written statement	£7,000-£40,000
Not stating the proposed rent in adverts	£7,000-£40,000
Allowing rental bidding	£7,000-£40,000
Taking a prohibited rent payment	Fine under T F Act 2019
Taking rent in advance	None but unenforceable
Increasing rent without a s13 notice	None but unenforceable
Refusing to accept tenants pet request	None- tenant can appeal to ombudsman
Rental discrimination (No DSS)	£7,000-£40,000
Not being on the database or it not being up to date	£7,000-£40,000 and 24 month rent repayment order plus not being able to evict
Not being a member of the ombudsman or not being updated	£7,000-£40,000 and 24 month rent repayment order
Decent home standard / Awaab law breaches	£7,000-£40,000 and 24 month rent repayment order- if Cat 1 not remedied after improvement notice
Serving invalid notices or misleading tenants about eviction	£7,000-£40,000 and 24 month rent repayment order
Marketing, listing, letting a property during the restrictive period for grounds 1 & 1A	£7,000-£40,000 and 24 month rent repayment order

Next steps for tenants

From 1 May 2026

Your tenancy will automatically convert to a periodic assured tenancy – you cannot be required to leave solely because a fixed term has expired.
Section 21 no-fault evictions are abolished. You can only be evicted on specific statutory grounds.
To end your tenancy, you must give your landlord at least two months’ written notice.

If you receive a possession notice

Check that your landlord has specified a valid ground and served the correct notice period – if not, the notice may be invalid.
Seek legal advice, particularly if you believe the ground relied upon does not apply to your situation.

Regarding rent increases

Your landlord must use the Section 13 process with at least two months’ notice – contractual rent review clauses are no longer enforceable.
You may challenge any proposed increase at the FTT before it takes effect, at no risk of a costs order if unsuccessful.
You may also challenge your rent within the first six months of a new tenancy.

What Landlords Should Be Doing Now

Review Existing Tenancies
Review tenancy agreements and tenancy documentation to ensure compliance with the new legislation.

Understand The New Possession Grounds
Familiarise yourself with the updated grounds available under the new regime, particularly Ground 1, Ground 1A and the revised rent arrears provisions.

Prepare For Future Compliance Requirements
Landlords should keep up to date with the introduction of the landlord database registration system and redress scheme requirements as they become available.

Seek Advice Early
The Renters Rights Act introduces significant changes to possession procedures and compliance obligations. Taking advice early can help avoid costly mistakes and delays.