Major Reform Affecting Tenancy Agreements, Renewals and Terminations in the UK
The Renters’ Rights Act is being introduced in stages toward 2026, and in day-to-day rental practice we are already seeing situations where the traditional approach no longer applies.
Read More...
What should we do when a disaster happens in London
recommended responses to an emergency
Read More...
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.
The government has confirmed that the Act will be introduced on a phased basis.
This approach is intended to allow time for preparation and compliance.
Kens Estate monitors official government announcements on an ongoing basis and provides guidance to landlords as each stage of the implementation is confirmed.
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.
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.
Landlords may seek possession where there is a valid legal reason, such as:
Each ground is subject to specific notice and evidence requirements.
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.
Where these requirements are met, reasonable increases in line with market levels remain permitted.
The Act also regulates how rent is advertised and agreed.
Kens Estate supports landlords with rental properties in England with:
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:
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.
Landlords and letting agents must not refuse an applicant solely on the basis of:
At the same time, the following checks remain lawful, provided they are carried out using objective and consistent criteria:
Under the Renters’ Rights Act 2025, a new system of mandatory oversight will apply to the private rented sector.
Landlords must:
Registration will be a condition of marketing a property for rent. The Ombudsman will provide binding dispute resolution and guidance for landlords.
Failure to comply may result in:
Kens Estate supports landlords with rental properties in England with:
Under the Renters’ Rights Act 2025, the Decent Homes Standard will apply to a wider range of private rented properties.
Rental homes must:
This standard clarifies the minimum acceptable condition expected in the private rented sector.
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.
Local authorities will have strengthened powers, including:
Compliance with property standards will therefore be a clear practical requirement.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.