The Renters’ Rights Act 2025 brings major changes to the private rental sector in England — and while much of the coverage focuses on how renters will benefit, landlords must also adapt. The reforms aim to strike a better balance: strengthening tenants’ protections, but also providing clear rules and legal grounds for responsible landlords. Here’s a breakdown of what landlords need to know, plus some practical advice on how to prepare.

No More “No-Fault” Evictions

One of the biggest changes is the abolition of Section 21 evictions, meaning landlords can no longer evict tenants without giving a legal reason.

Section 21 of the Housing Act 1988 was a legal mechanism in England that allowed landlords to evict tenants without giving any reason once a fixed-term tenancy had ended or during a periodic tenancy. This is why it was widely known as the “no-fault eviction” process.

The Renters’ Rights Act 2025 abolishes this, meaning landlords must now rely on specific legal grounds to regain possession.

From 1 May 2026, landlords will need to rely on specific grounds under Section 8 (e.g. rent arrears, antisocial behaviour, or wanting to sell) to regain possession.

This places a greater burden on landlords to document and justify their reasons for asking tenants to leave.

Transition to Periodic Tenancies

Fixed-term assured shorthold tenancies will largely disappear.

Instead, tenancies will convert into assured periodic tenancies, which automatically roll on. That change means that landlords won’t have the familiar renewal dates to assess rent or decide whether to repossess the property.

Tenants will be able to end their tenancy with two months’ notice, which shifts the dynamic in how landlords plan for turnover.

Stricter Rules on Rent Increases

Landlords will only be able to increase rent once per year, and they must give at least two months’ notice.

Any proposed increase must also reflect the local market rate, and tenants have the right to challenge it via the First-Tier Tribunal if they think it’s unfair.
This means landlords will need to be more transparent and evidence-based in how they justify rent increases.

Limits on Advance Rent

Under the new rules, landlords can only ask for one month’s rent in advance before the tenancy begins. This limits the financial cushion landlords might previously have hoped for when securing a new tenant.

New Possession Grounds & Notice Periods

With Section 21 removed, the Act strengthens and restructures the grounds for possession under Section 8.

Some grounds will only become usable after certain conditions are met — for example, landlords won’t generally be able to evict to sell or move in for the first 12 months of a tenancy.
Also, more robust documentation and legal compliance will be needed when issuing a notice for possession.

Protection Against Discrimination

The Act prohibits discrimination against tenants who have children or are on benefits.
Landlords will need to review their tenant selection processes, advertisements, and contract terms to ensure they are compliant.

Pets Policy

Tenants will have the right to request permission for a pet, and landlords must consider such requests fairly. If a landlord chooses to refuse, they must provide written reasons. This means updating tenancy agreements and pet-clauses to reflect the new legal requirements.

New Enforcement Regime & Fines

From 27 December 2025, local councils will have stronger powers to inspect rental properties, demand documents, and enforce standards. Serious or repeated breaches of the Act can carry significant penalties, including large fines.
Later reforms (from late 2026) will introduce a Private Rented Sector (PRS) database where landlords must register their properties and a Landlord Ombudsman to handle disputes.

What Landlords Should Do to Prepare

Landlords should start by reviewing their current tenancies to identify which agreements will convert to periodic tenancies under the new rules. Tenancy agreements and eviction procedures should be updated to reflect the revised possession grounds and notice periods. It is also important to gather and maintain detailed records, particularly regarding rent increases, to ensure they can be legally justified if challenged. Financial planning may need adjustment, as limited rent increases and the absence of guaranteed fixed-term renewals can affect budgeting. Landlords should ensure that their staff or agents are fully trained on the new regulations, including rules on discrimination, pets, and tenants’ rights. Properties should be inspected to confirm they meet safety and quality standards, with all necessary documentation ready for review. Finally, landlords should prepare for the upcoming PRS database registration and familiarize themselves with the Ombudsman’s dispute-resolution procedures.

Conclusion

The Renters’ Rights Act 2025 introduces major changes for landlords, reshaping how tenancies are managed, how possession can be regained, and how compliance must be documented. While the reforms aim to create a fairer and more transparent system, they also place new legal responsibilities on landlords — from stricter eviction rules and rent-increase procedures to compliance checks, anti-discrimination obligations, and new documentation requirements. Landlords who adapt early — updating their processes, improving record-keeping, and engaging with the changes proactively — will be better placed to navigate the reforms successfully. Because of these complexities, professional legal guidance is more important than ever. A specialist property solicitor can help landlords interpret the new rules correctly, update tenancy agreements, navigate possession claims, and ensure full compliance to avoid costly penalties. With the right legal support, landlords can adapt confidently to the new regulatory landscape and continue managing their properties effectively and securely.

Kateryna Knyazyeva
Paralegal – Residential Property Department

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