Renters’ Rights Act 2025 ガイド本文

Last updated: January 2026

The Renters’ Rights Act 2025 introduces major changes to England’s private rental sector, with the aim of improving fairness, transparency, and long-term stability for both tenants and landlords.

Although the abolition of Section 21 has drawn much of the attention, the Act also reforms tenancy structures, possession procedures, rent increases, and minimum property standards. As the legislation applies to England only and is expected to be introduced in stages, landlords will need to understand how these changes affect day-to-day property management.

The end of Section 21 “no-fault” evictions

One of the most widely discussed elements of the Renters’ Rights Act 2025 is the planned abolition of Section 21 notices. Once implemented, landlords will no longer be able to regain possession of a property without relying on clearly defined and legally valid grounds.

In practice, this marks a move away from discretionary possession towards a system that places greater emphasis on evidence, process, and compliance. Any decision to seek possession will need to be properly justified and handled in line with the updated legal framework.

As a result, how tenancies are managed from the outset will become increasingly important. Clear documentation, consistent communication, and early action when issues arise will all play a greater role under the new system.

For many landlords, keeping on top of these requirements is not always straightforward. At the same time, the removal of Section 21 is intended to support longer-term tenancies and more stable landlord-tenant relationships, where properties are managed appropriately.

1. Implementation and timeline

Current status

  • The Renters’ Rights Act 2025 completed its parliamentary process and received Royal Assent on 27 October 2025.
  • This confirms the legislation, but not all provisions take effect immediately.

Government approach to implementation

The government has confirmed that the Act will be introduced on a phased basis.

  • Not all provisions will come into force at the same time
  • Different elements will take effect at different stages
  • A detailed implementation timetable will be published separately
  • Landlords will receive advance notice before key provisions take effect

This approach is intended to allow time for preparation and compliance.

What landlords should be aware of

  • Some existing tenancies may continue under transitional arrangements
  • Compliance should be based on confirmed commencement dates, not assumptions
  • Acting without official guidance, or too early, may lead to practical or procedural issues.

Kens Estate monitors official government announcements on an ongoing basis and provides guidance to landlords as each stage of the implementation is confirmed.

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2. Tenancy structure and ending a tenancy

Move to periodic tenancies

Under the Renters’ Rights Act 2025, fixed-term assured tenancies will be replaced by a single structure: the assured periodic tenancy.

Under this model, a tenancy does not end automatically after a fixed period. Instead, it continues unless it is ended by the tenant or the landlord in accordance with the law.

Possession and termination of a tenancy

Tenants will generally be able to end a tenancy by giving at least two months’ notice.

For landlords, Section 21 notices will no longer be available. Possession may only be sought under statutory grounds set out in Section 8.

Examples of possession grounds

Landlords may seek possession where there is a valid legal reason, such as:

  • Sale of the property
  • Occupation by the landlord or a close family member
  • Serious rent arrears
  • Anti-social or criminal behaviour
  • Redevelopment or compliance-related works

Each ground is subject to specific notice and evidence requirements.

What landlords should be aware of

  • Different grounds require different notice periods and evidence
  • Possession may still require a court process if the tenant does not leave voluntarily

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3. Rent increases and rent advertising rules

Rent increases

Under the Renters’ Rights Act 2025, clear rules apply to how and when rent can be increased. In principle, landlords may increase rent no more than once per year.

Any increase must follow the statutory process under Section 13.

  • At least two months’ notice must be given to the tenant
  • Tenants may challenge the increase via the First-tier Tribunal
  • The Tribunal cannot set a rent higher than the amount proposed
  • Rent increases cannot be applied retrospectively

Where these requirements are met, reasonable increases in line with market levels remain permitted.

Rent advertising and prohibition of bidding

The Act also regulates how rent is advertised and agreed.

  • Properties must be advertised at a fixed asking rent
  • Offers above the advertised rent must not be requested or accepted
  • Rent bidding is prohibited

Kens Estate supportFor Landlords

Kens Estate supports landlords with rental properties in England with:

  • Rent increase procedures
  • Setting asking rents based on market conditions
  • Compliant advertising and letting practices

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4. Pets and tenant screening rules

Rules on keeping pets

Under the Renters’ Rights Act 2025, tenants have the right to request permission to keep a pet in the property.

Landlords are required to deal with such requests in a reasonable manner:

  • Requests must be properly considered, rather than refused automatically
  • Landlords must respond within the prescribed timeframe
  • Where a request is refused, a valid and reasonable justification must be provided, based on the tenancy terms or the suitability of the property

Landlords must consider requests reasonably and may only refuse where a valid justification applies. A general “no pets” policy is not permitted.

Instead, decisions must be made on a case-by-case basis, taking into account the specific circumstances of each request.

It is also important to note that assistance animals are treated differently from pets and must always be permitted.

Fair tenant screening and prohibition of discrimination

Landlords and letting agents must not refuse an applicant solely on the basis of:

  • Having children
  • Being in receipt of benefits

At the same time, the following checks remain lawful, provided they are carried out using objective and consistent criteria:

  • Affordability assessments
  • Reference checks
  • Right to Rent checks

What landlords should be aware of

  • It is important to keep clear records of how pet requests and tenant criteria are assessed, and the reasons behind those decisions.
  • Applying consistent criteria helps reduce the likelihood of disputes or discrimination claims.

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5. Landlord registration and oversight

Under the Renters’ Rights Act 2025, a new system of mandatory oversight will apply to the private rented sector.

Landlord requirements

Landlords must:

  • Register on the Private Rented Sector Database
  • Join the Private Rented Sector Landlord Ombudsman

Registration will be a condition of marketing a property for rent. The Ombudsman will provide binding dispute resolution and guidance for landlords.

Penalties for non-compliance

Failure to comply may result in:

  • Civil penalties of up to £7,000
  • Higher penalties for repeat breaches
  • Rent repayment orders
  • Restrictions on regaining possession

Kens Estate support For Landlords

Kens Estate supports landlords with rental properties in England with:

  • Registration and Ombudsman requirements
  • Pre-letting compliance
  • Establishing a compliant lettings framework

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6. Minimum property standards and enforcement

Application of the Decent Homes Standard

Under the Renters’ Rights Act 2025, the Decent Homes Standard will apply to a wider range of private rented properties.

Rental homes must:

  • Be safe for occupants
  • Be properly maintained
  • Be free from serious health and safety hazards, including damp and mould

This standard clarifies the minimum acceptable condition expected in the private rented sector.

Duty to address serious health hazards (Awaab’s Law)

Under the Renters’ Rights Act 2025, Awaab’s Law will apply to private rented homes.

Where serious issues such as damp, mould, or other safety-related defects are identified, landlords will be required to investigate and take remedial action within defined timeframes.

Enforcement by local authorities

Local authorities will have strengthened powers, including:

  • Civil penalties
  • Rent Repayment Orders
  • Property inspections and investigations
  • Action against repeat or serious breaches

Compliance with property standards will therefore be a clear practical requirement.

Kens Estate support For Landlords

Under the Renters’ Rights Act 2025, landlords are expected to monitor property conditions and respond appropriately when issues arise. Kens Estate supports landlords in England with property maintenance and compliance, including support for overseas owners.

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7. Day-to-Day Lettings Management and Practical Compliance

Under the Renters’ Rights Act 2025, landlords are expected not only to understand the law, but to manage their properties in a way that ensures ongoing compliance in practice.

Legal notices, procedural requirements, property condition monitoring, tenant requests, and registration and Ombudsman obligations form part of day-to-day lettings management, not one-off tasks.

When managed individually, keeping pace with regulatory change can place additional demands on ongoing property management.

Kens Estate supports landlords in England by helping to establish practical management frameworks that align with current legal requirements and day-to-day lettings practice.

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Renters’ Rights Act 2025: Key Questions for Landlords

When will the Renters’ Rights Act 2025 come into force?

Under the Renters’ Rights Act 2025, not all provisions will come into force at the same time. The Act will be implemented through phased commencement, with specific commencement dates set out in separate commencement regulations published by the government.

Landlords should note that advance notice refers to official publication of commencement dates and guidance, rather than individual notification in all cases.

How can landlords regain possession after the abolition of Section 21?

Under the Renters’ Rights Act 2025, landlords may only regain possession by relying on a statutory ground under Section 8.

Where a tenant does not leave voluntarily, possession will continue to require a court process.

How often can rent be increased?

Rent may be increased no more than once per year. Any increase must follow the statutory procedure under Section 13, with at least two months’ notice given to the tenant.

Can landlords accept offers above the advertised rent?

No.

Under the Renters’ Rights Act 2025, properties must be advertised at a fixed asking rent. Landlords and agents must not request or accept offers above the advertised amount. Rent bidding is prohibited.

Can a landlord refuse a request to keep a pet?

Under the Renters’ Rights Act 2025, tenants may request permission to keep a pet. Landlords must consider requests reasonably and may only refuse where a valid justification applies.A general “no pets” policy is not permitted.

Can landlords refuse applicants because they have children or receive benefits?

No.

Under the Renters’ Rights Act 2025, landlords and letting agents must not refuse an applicant solely because they have children or receive public benefits. Affordability assessments, reference checks, and Right to Rent checks remain lawful when applied using objective and consistent criteria.

What happens if a landlord does not register or join the Ombudsman scheme?

Under the Renters’ Rights Act 2025, failure to register or join the Ombudsman scheme may result in enforcement action, including civil penalties of up to £7,000, Rent Repayment Orders, and restrictions on regaining possession.

How are damp and mould issues treated under the Act?

Under the Decent Homes Standard, rental properties must be free from serious hazards, including damp and mould.

In addition, the extension of Awaab’s Law clarifies timeframes and expectations for investigation and remedial action where serious health-related hazards are identified.

What should landlords pay particular attention to?

Under the Renters’ Rights Act 2025, rental properties must meet the Decent Homes Standard and be free from serious hazards, including damp and mould. The extension of Awaab’s Law also clarifies required response timeframes where serious health-related hazards are identified.

What support can Kens Estate provide?

Kens Estate supports landlords with interpreting legislative changes, maintaining compliance with tenancy procedures, managing properties in line with current regulations, and providing local representation to support stable lettings.

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Important notice

This page is based on information available as of January 2026. Certain provisions of the Renters’ Rights Act 2025 will be brought into force in line with commencement regulations and additional government guidance.

Kens Estate will continue to monitor the implementation of the Act and provide landlords with updates as further details are confirmed.

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