Understanding the Renters' Rights Act 2025: A Comprehensive Guide for Landlords

The Renters’ Rights Act 2025 introduces the most significant changes to private renting in over three decades. From 1 May 2026, the rules governing assured and assured shorthold tenancies will shift to a new framework designed to give tenants stronger rights and create a more consistent system for landlords.

If you manage rental property, these changes will affect how you structure tenancies, increase rent, and regain possession. This guide breaks down the confirmed reforms and explains how landlords can adapt confidently and compliantly.

Landlord inspecting property exterior for compliance

What Has Changed Under the Renters’ Rights Act 2025

Abolition of fixed‑term tenancies

From 1 May 2026, fixed terms will no longer exist for assured tenancies. As the GOV.UK fact sheet states:

“After 1 May 2026, it will not be possible for assured tenancy agreements to have a fixed term or a set end date.”

All existing assured and assured shorthold tenancies automatically convert into rolling periodic tenancies, usually monthly unless the agreement specifies a shorter rental period.

Your tenancy does not end because of this change — it simply continues on a rolling basis.

End of Section 21 ‘no‑fault’ evictions

From 1 May 2026, landlords cannot issue a Section 21 notice. The fact sheet confirms:

“Your landlord cannot give you a section 21 notice on or after 1 May 2026.”

All possession claims must now use Section 8 with a valid legal ground.

Updated grounds for possession

Landlords can still regain possession, but only for specific reasons, including:

• Rent arrears

• Antisocial behaviour

• Failure to look after the property

• Employment‑linked or temporary accommodation

• Landlord selling the property

• Landlord or close family member moving in

Some grounds (sale or move‑in) cannot be used during the first 12 months of a tenancy.

Rent increases via Section 13 only

Rent review clauses become invalid after 1 May 2026.

Landlords must use the Section 13 process, which requires:

• Rent increases no more than once per year

• At least two months’ written notice

• Use of the official Form 4A

• Rent set at open market level

Tenants can challenge increases at the First‑tier Tribunal if they believe the proposed rent is above market value.

Tenants’ right to end the tenancy

Tenants can end the tenancy at any time with:

• Two months’ written notice, and

• The notice expiring on a rent‑due day (or the day before)

Shorter notice can be agreed in writing.

Right to request a pet

Tenants can request to keep a pet, and landlords cannot unreasonably refuse. If refusing, landlords must:

• Respond in writing

• Provide a reason

• Consider each request individually

Tenants can challenge unreasonable refusals in court.

Student tenancy rules

For full‑time students renting privately, landlords may use Ground 4A to regain possession at the end of the academic year, provided:

• The tenant was given written notice by 31 May 2026, and

• The landlord gives four months’ notice ending between 1 June and 30 September

This only applies where the landlord has followed the correct notification process.

How Landlords Can Manage the New Rules

Update tenancy documentation

Although fixed terms are abolished, landlords should still review:

• Existing tenancy agreements

• Rent increase processes

• Notice templates

• Written information provided to tenants

If you do not have a written tenancy agreement, you must provide certain written information by 31 May 2026.

Strengthen record‑keeping

With Section 21 removed, evidence becomes more important. Keep clear records of:

• Rent payments

• Communications

• Property condition

• Repairs and inspections

• Any breaches of tenancy

This supports possession claims if needed.

Plan rent increases carefully

Section 13 requires a more structured approach. Landlords should:

• Benchmark rents against local market data

• Document comparable evidence

• Provide clear written notice using Form 4A

• Allow time for potential tribunal challenges

How Home Survey PLUS Helps Landlords Stay Proactive

While the Act does not introduce new safety standards, it does place greater emphasis on ongoing property condition, tenant rights, and evidence‑based management.

Our Home Survey PLUS for Landlords supports this by providing:

Comprehensive property condition assessments

We identify defects early, helping landlords maintain safe, well‑managed homes and reduce the risk of disputes.

Clear, actionable reporting

Reports highlight urgent issues, recommended improvements, and maintenance priorities, useful when demonstrating responsible management.

Support for rent reviews

Documented improvements and condition reports help justify market‑level rent increases under Section 13.

Confidence in compliance

Good documentation and proactive maintenance reduce risk and support landlords in meeting their obligations under the new tenancy framework.

Stay compliant, proactive and fully informed

Explore our full range of survey services and book your next inspection through our Home Surveys page.