The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and represents the most significant reform to private renting in England since the Housing Act 1988. Whether you own a single buy-to-let or manage a portfolio, you need to understand what’s changing and what action to take.
Section 21 ‘No-Fault’ Evictions Abolished
From 1 May 2026, landlords will no longer be able to serve a Section 21 notice to end a tenancy without giving a reason. This is the headline change and it means every eviction must now go through the Section 8 route, where the landlord must prove one of the statutory grounds.
New and Revised Section 8 Grounds
To compensate for the loss of Section 21, the government has strengthened and expanded the grounds available under Section 8:
- Ground 1 / 1A — Landlord wishes to sell the property or move in (or move in a close family member). Requires 4 months’ notice and cannot be used within the first 12 months of the tenancy.
- Ground 6A — Property does not comply with regulations and cannot reasonably be brought into compliance.
- Rent arrears — Grounds for rent arrears remain, though the threshold and notice periods have been adjusted.
- Anti-social behaviour — Expedited process for serious cases, with the court able to act within weeks rather than months.
All Tenancies Become Periodic
Fixed-term assured shorthold tenancies will no longer exist. All new tenancies will be periodic from day one, and existing fixed-term tenancies will convert to periodic once the Act’s provisions come into force. Tenants can leave by giving 2 months’ notice at any time.
Rent Increases Limited
Landlords may increase rent only once per year using a Section 13 notice, giving the tenant at least 2 months’ notice. The increase must reflect market rent — tenants can challenge excessive increases at a tribunal. Rent review clauses in tenancy agreements will no longer be enforceable.
Rental Bidding Banned
From May 2026, landlords and agents are prohibited from inviting or accepting offers above the advertised rent. You must state an asking rent and cannot encourage tenants to bid above it. This is designed to make the market more transparent and fair for tenants.
Tenants Can Request Pets
Tenants will have the right to request permission to keep a pet, and landlords cannot unreasonably refuse. Landlords can require the tenant to take out pet damage insurance to cover any potential damage.
New Landlord Information Sheet
Landlords must provide tenants with a prescribed Information Sheet by 31 May 2026. Failure to provide this document carries a fine of up to £7,000. The sheet will set out tenants’ rights, landlords’ obligations, and signpost dispute resolution services.
Action List for Landlords
- Review your tenancy agreements and update them to reflect the new periodic tenancy structure.
- Ensure your property meets all safety and compliance standards (gas safety, EICR, EPC, smoke and CO alarms).
- Prepare the prescribed Information Sheet for all current and new tenants.
- Update your rent review process to align with the once-per-year Section 13 mechanism.
- Review your approach to pet requests and consider what insurance requirements you’ll put in place.
- Budget for longer void periods if you rely on possession for refurbishment or sale, given the longer notice requirements.
- Speak to your letting agent about how they’re preparing for these changes.
At Cherry Orchard Properties, we’re already helping landlords prepare for the Renters’ Rights Act. If you have questions about how these changes affect your property, get in touch — we’re here to help.
