The Renters’ Rights Act 2025 received Royal Assent on 20 February 2025, making it law in England. It represents the most significant change to the private rented sector in over 30 years — abolishing no-fault evictions, giving tenants the right to keep pets, extending rent challenge rights, and introducing a new ombudsman for disputes.
This guide covers what is now law, what the implementation timeline looks like, and what it means practically for tenants and landlords.
Applies to England only. Scotland, Wales, and Northern Ireland have separate legislation.
What Is the Renters’ Rights Act 2025?
The Act was introduced to Parliament as the Renters’ Rights Bill in September 2024 and passed in February 2025. It built on the earlier Renters’ Reform Bill (2023–24), which fell when the general election was called, and went further in several areas.
The five biggest changes:
- Abolition of Section 21 no-fault evictions — landlords can only evict using specific Section 8 grounds
- All tenancies become periodic (rolling) — no more fixed-term assured shorthold tenancies (ASTs)
- Right to keep pets — landlords cannot unreasonably refuse a written pet request
- Rent challenge rights — formal process for tenants to challenge above-market rent increases
- Decent Homes Standard extended to the private rented sector for the first time
When Do the Changes Come Into Force?
The Act received Royal Assent on 20 February 2025 but most of its provisions require commencement orders to activate. These are made by the Secretary of State and are expected to be staggered across 2025 and 2026.
| Provision | Status (May 2026) |
|---|---|
| New tenancies: move to periodic tenancy | In force (date set by commencement order) |
| Existing tenancies: move to periodic tenancy | Transition period — confirm at GOV.UK |
| Section 21 abolition: new tenancies | In force |
| Section 21 abolition: existing tenancies | Transition period — confirm at GOV.UK |
| Pet rights (written request process) | In force |
| Rent increase challenge (Section 13 strengthened) | In force |
| Private Rented Sector Ombudsman | Being established — confirm at GOV.UK |
| Landlord Property Portal | Being established — confirm at GOV.UK |
| Decent Homes Standard (private sector) | Implementation dates pending secondary legislation |
Check GOV.UK for the authoritative commencement dates — provisions may have moved since this guide was last reviewed.
End of Section 21 — What It Means in Practice
Section 21 of the Housing Act 1988 allowed landlords to end a tenancy at the end of a fixed term without giving any reason, as long as they gave at least two months’ notice. It was widely used to evict tenants who complained about repairs, asked for rent reductions, or simply because the landlord wanted the property back.
Under the Act:
- Section 21 notices are abolished for new tenancies from the commencement date
- Existing fixed-term tenancies automatically convert to periodic tenancies when the term ends
- Once converted, Section 21 cannot be used
- Landlords must use Section 8 and cite a specified legal ground
Valid grounds for eviction under Section 8 (post-Act)
| Ground | Minimum notice | Notes |
|---|---|---|
| Rent arrears (3+ months) | 4 weeks | Must be unpaid on both notice date and court hearing date |
| Persistent late payment | 4 weeks | Pattern of delays |
| Antisocial behaviour | Immediately to 4 weeks | Depends on severity |
| Landlord intends to sell | 4 months | Cannot relist for 3 months after eviction |
| Landlord or family needs to move in | 4 months | New mandatory ground |
| Property redevelopment | 4 months | Prescribed circumstances |
| False information at tenancy start | 2 weeks | e.g. hiding pets or occupants |
| Tenant abandonment | 4 weeks | Evidence required |
Eviction still requires a court order unless the tenant voluntarily leaves. The government committed to reforming the court system to reduce delays — but as of mid-2026, court backlogs remain a significant issue in practice.
Periodic Tenancies: What Changes
Under the Act, all new private tenancies in England are periodic (rolling) from the start — there are no more fixed-term assured shorthold tenancies (ASTs).
What this means for tenants:
- You are no longer bound by a fixed period (e.g. 12 months). You can leave on four weeks’ notice at any time after the start date.
- You cannot be evicted simply because your “fixed term” has ended — the tenancy rolls on until a valid Section 8 ground applies.
- Rent increases can only happen via the formal Section 13 process (once per 12-month period).
What this means for landlords:
- The certainty of a fixed term is gone. Tenant departure is now on four weeks’ notice.
- Rent cannot be increased mid-tenancy without a Section 13 notice — informal verbal agreements to increase rent do not bind the tenant.
Pet Rights: How to Request a Pet
Under the Act, tenants have the right to make a written request to keep a pet. The landlord must respond within 28 days.
Process:
- Make the request in writing (email is sufficient)
- Landlord may agree, refuse (with written reasons), or ask for more information
- If the landlord refuses, they must give reasons — and you can challenge an unreasonable refusal through the ombudsman
- Landlords can require you to take out pet damage insurance as a condition of consent
What counts as reasonable refusal? The Act does not exhaustively define this, but examples might include: the lease head agreement prohibits pets (e.g. in a managed building), the property is genuinely unsuitable for the animal requested, or prior damage from a pet in the current tenancy.
Landlords cannot simply refuse as a matter of policy — they must have a specific, documentable reason.
Challenging a Rent Increase
Before the Act, landlords could increase rent by serving a Section 13 notice proposing an increase. Tenants could refer this to the First-tier Tribunal, but many did not understand the process and increases often went unchallenged even when above market rate.
Under the Act:
- The Section 13 notice process remains but is strengthened
- Tenants have a clear window in which to refer the proposed increase to the Tribunal
- The Tribunal sets rent at the market rate for the property — it will not set a rent higher than what the landlord proposed
- Critically: landlords cannot increase rent more than once per 12-month period
- Rent-increase eviction (using inflated rent as a pressure tactic) becomes harder: the Tribunal can set a lower rent than the landlord demanded
To challenge, apply to the First-tier Tribunal (Property Chamber) within the period stated on the Section 13 notice. Keep a record of comparable local rents to support your case.
The Private Rented Sector Ombudsman
The Act establishes a new mandatory ombudsman for the private rented sector in England. All private landlords will be required to join. The ombudsman will handle disputes between landlords and tenants that cannot be resolved directly.
What it covers:
- Complaints about repairs and property condition
- Disputes over deposits (in addition to existing deposit protection schemes)
- Pet request refusals
- Harassment or failure to comply with tenancy obligations
The ombudsman is being established following the Act. Check GOV.UK for when it becomes operational and how to register a complaint.
The Property Portal
All landlords in England will be required to register on a new property portal maintained by local councils. This will create a publicly searchable database of private rented properties, helping councils enforce standards and allowing tenants to check their landlord’s registration.
Failure to register will be an offence. The portal is expected to launch alongside or shortly after the ombudsman.
The Decent Homes Standard: Coming to Private Rentals
The Decent Homes Standard — a set of minimum conditions that social housing must meet — is being extended to the private rented sector. Properties must meet minimum standards covering:
- Structural stability and repair
- No serious damp or mould
- Adequate heating and hot water
- Safe electrics and gas systems
- Basic facilities in reasonable condition
Local councils will be responsible for enforcement and will have new powers to require landlords to make improvements. Implementation timelines for this provision are subject to secondary legislation — check GOV.UK for the current status.
For Landlords: What You Need to Do
If you are a private landlord in England, the key steps are:
- Do not serve new Section 21 notices after the commencement date — they are invalid and challengeable
- Review all new tenancy agreements — use the new model periodic tenancy agreement when available from GOV.UK
- Update your pet policy — you must have specific, documentable reasons to refuse a pet request
- Register on the property portal when it launches — non-registration is a criminal offence
- Join the ombudsman scheme — mandatory once it is operational
- Only increase rent via Section 13 — once per 12-month period, formal notice required
aliases:
- /mortgages/renting/renters-rights-act-2025-guide/
Related Guides
- Renters’ Rights Bill Explained — background and the legislative journey from bill to Act
- Renting Hub — Private Tenants UK — full overview of tenant rights, deposits, repairs
- Deposit Protection Schemes UK — how your deposit is protected
- How Much Mortgage Can I Get on My Salary? — if you are considering buying instead of renting
- Stamp Duty Land Tax 2026/27 — costs of buying a home in England