The Renters’ Rights Act 2025: What Landlords and Tenants Need to Know
The Renters’ Rights Act 2025 - The most significant overhaul of England’s private rental sector in nearly four decades
The Renters’ Rights Act 2025 marks the most significant overhaul of England’s private rented sector in nearly four decades. Receiving Royal Assent on 27 October 2025, the Act aims to rebalance the relationship between landlords and tenants, offering greater security for renters while imposing new responsibilities on property owners.
Key Reforms & Legislation
End of Section 21 ‘No-Fault’ Evictions
Landlords can no longer evict tenants without a valid reason.
All tenancies will now be assured periodic, eliminating fixed-term contracts.
All fixed-term contracts will automatically switch to periodic contracts from May 2026.
New grounds for possession under Section 8
Landlords must rely on specific legal grounds such as selling the property, rent arrears, or anti-social behaviour.
If a landlord regains possession using Section 8 on the ground of selling, they cannot re-let the property for 12 months after serving notice. Combined with the required 4‑month notice period, this creates a total restriction of about 16 months from the point notice is given before the property can legally be rented out again.
Open-Ended Tenancies
Tenants can leave with two months’ notice at any time.
Tenants can now give notice to leave the day they move in.
Rent Controls and Transparency
Rent increases are limited to once per year and must follow a formal procedure.
Rent rises must follow a standardised Section 13 process, with regulation around this much more strict.
Tenants can challenge excessive rent hikes via tribunal, with no risk of backdated payments.
Rent bidding is banned—landlords must advertise a fixed rent and cannot accept offers above it.
Revised Grounds for Possession
New grounds include selling or moving into the property, but only after 12 months of tenancy.
Evictions for rent arrears now require three months of unpaid rent (up from two).
Courts will assess the severity of tenant behaviour before granting possession.
Tenant Rights and Protections
Tenants gain a statutory right to request pets; landlords must consider requests reasonably.
Discrimination against tenants with children or on benefits is now illegal.
The Decent Homes Standard and Awaab’s Law are extended to private rentals, enforcing timely repairs for health hazards.
New Regulatory Infrastructure
A Private Rented Sector Database will track landlord compliance and support enforcement.
A Landlord Ombudsman will offer binding resolution for tenant complaints.
Local authorities gain expanded powers to investigate and penalize non-compliance.
The Renters’ Rights Act is set to completely change the landscape. With the new national landlord database, tougher enforcement powers, and much higher financial penalties, the cost of being a non-compliant landlord is about to rise sharply. For those of us who take our responsibilities seriously — it means good landlords and reputable agents like Dwelling & Manor will finally see less unfair competition from those cutting corners. The Renters’ Rights Act may benefit tenants in theory, but with added risks and penalties, landlords will inevitably become more selective. That caution could make it harder for some tenants to secure a home.
Joshua Khusal - Director at Dwelling&Manor
How It Affects Landlords
The Renters’ Rights Act 2025 transforms the role of landlords from a relatively passive investment position into a highly regulated, compliance-driven profession. The changes introduce new obligations, risks, and administrative burdens that landlords must now navigate carefully.
Evictions and Possession
No-fault evictions abolished: Landlords can no longer rely on Section 21 notices. Every eviction must be justified under Section 8 grounds, such as selling the property, rent arrears, or tenant misconduct.
Longer notice periods: In many cases, landlords must provide extended notice, making possession slower and more complex.
Court reliance: Possession claims will increasingly require court involvement, adding time, cost, and uncertainty.
Financial Risks
Rent Repayment Orders (RROs): Tenants can claim back up to two years’ worth of rent if landlords breach obligations (e.g., failing to register, ignoring repair duties, or unlawful eviction).
Council fines: Local authorities now have sharper enforcement powers, with fines for non-compliance ranging from administrative oversights to serious breaches.
Increased costs: Compliance failures can quickly escalate into thousands of pounds in penalties, legal fees, and lost rent.
Compliance and Administration
Mandatory registration: Every landlord must register with the national database and join the Ombudsman scheme.
Decent Homes Standard: Properties must meet stricter repair, safety, and energy efficiency requirements, requiring proactive maintenance and investment.
Record-keeping: Landlords must maintain meticulous documentation of rent increases, repairs, communications, and compliance steps to protect themselves in disputes.
Pet requests: Landlords must respond formally to tenant requests for pets, with valid reasons required for refusal.
Operational Burden
Full-time responsibility: The Act makes clear that being a landlord is no longer a side activity. The administrative, legal, and financial obligations demand constant attention.
Risk of oversight: Missing even a single compliance step — whether a registration deadline, repair obligation, or rent increase notice — can trigger fines or repayment claims.
Tenant empowerment: Tenants now have stronger rights and easier access to enforcement, meaning landlords must operate with precision and professionalism at all times.
This expanded section underscores that the Renters’ Rights Act doesn’t just tweak the rules — it redefines landlording as a regulated profession, where compliance and administration are as critical as property investment itself.
Being a Landlord is now a Full-Time Job
The Renters’ Rights Act makes clear that being a landlord is no longer a passive investment.
How It Affects Tenants
For tenants, the Renters’ Rights Act 2025 aims to deliver greater stability, fairness, and empowerment in the rental market. The reforms are designed to rebalance the relationship between landlords and tenants, ensuring homes feel secure and rights are enforceable. To what extent this will play out will remain to be seen.
Security of Tenure
With no-fault evictions abolished, tenants can plan their lives with confidence, knowing they cannot be asked to leave without a valid legal reason.
Assured periodic tenancies mean tenants are no longer tied to fixed terms but can remain in their homes indefinitely, provided they meet their obligations.
Although tenants have greater security of tenure, this may mean landlords and agents will have much stricter criteria when choosing a tenant, which may mean many tenants that had no issue finding housing before, now struggle to better prospective tenant candidates.
Fairer Rent Practices
Rent bidding is banned, preventing landlords or agents from driving up prices unfairly.
Rent increases must follow a transparent Section 13 process, giving tenants the right to challenge rises they believe are excessive.
Limits on rent in advance reduce upfront financial barriers, making renting more accessible.
Protection Against Discrimination
Families with children and tenants receiving benefits are now protected from blanket refusals, opening up more housing opportunities.
Landlords and agents are still free without question to choose their preferred tenant.
Improved Living Standards
The extension of the Decent Homes Standard to the private rented sector means tenants can expect safer, warmer, and better-maintained homes.
Repairs and energy efficiency improvements are now enforceable obligations, not optional extras.
Empowerment and Redress
Tenants gain stronger rights to request pets, with landlords required to provide valid reasons for refusal.
Access to the Ombudsman scheme offers free, impartial dispute resolution without the need for costly legal action.
If landlords fail to comply, tenants can pursue Rent Repayment Orders worth up to two years of rent, giving them real leverage to enforce their rights.
How Dwelling & Manor Can Help Landlords Thrive Under the Renters’ Rights Act
The Renters’ Rights Act 2025 has turned property management into a full-time compliance profession. For landlords, the risks of going it alone are higher than ever: missed paperwork, overlooked repairs, or a poorly handled tenant dispute can now result in council fines or rent repayment orders worth tens of thousands of pounds. Dwelling & Manor exists to ensure landlords never face these challenges alone.
Compliance Management
Legislation monitoring: We stay ahead of every regulatory change, ensuring your properties meet the latest standards.
Database registration: We handle the mandatory national landlord database and Ombudsman enrolment, so you’re never exposed to penalties.
Documentation precision: From rent increase notices to possession claims, we prepare and serve paperwork with full legal compliance.
Legal Action: If a tenant pursues legal proceedings, you can be confident that every document and compliance requirement has been meticulously managed — significantly reducing the likelihood of a successful claim against you.
Tenant Relations & Dispute Handling
Rent increases: We manage the Section 13 process, ensuring increases are lawful, fair, and defensible.
Possession claims: If eviction becomes necessary, we guide you through Section 8 grounds, reducing delays and risks in court.
Ombudsman disputes: Our team represents your interests in mediation, protecting your reputation and financial position.
Property Care & Standards
Decent Homes Standard compliance: We proactively inspect and maintain properties to meet safety, repair, and energy efficiency obligations.
Preventative maintenance: By addressing issues before they escalate, we reduce the risk of tenant claims and council intervention.
Risk Reduction & Financial Safeguarding
Avoiding fines: Our systems track deadlines and obligations, ensuring you never miss a compliance step.
Protecting rental income: We shield landlords from Rent Repayment Orders by maintaining airtight compliance records.
Portfolio strategy: We advise on restructuring or diversifying holdings to remain profitable under stricter regulation.
Operational Excellence
Full-service management: We take the administrative burden off your shoulders, allowing you to focus on investment strategy rather than day-to-day compliance.
Technology-driven oversight: Our digital tools streamline communication, record-keeping, and reporting, giving landlords peace of mind.
Heritage-inspired ethos: We combine rigorous professionalism with design-led presentation, ensuring your properties stand out in a competitive market.
Why Landlords Need Dwelling & Manor Now More Than Ever
The Renters’ Rights Act has made being a landlord a full-time job with full-time risks. Without expert support, even diligent landlords can stumble into costly mistakes. Dwelling & Manor provides the knowledge, systems and expertise to protect your investments and secure long-term success.
In this new era of renting, choosing Dwelling & Manor isn’t just wise — it’s essential.