News

As of the 27^th October 2025 the Renters’ Rights Act received Royal Assent and became law. However, its provisions won’t be in force 1^st May 2026. The Renters’ Rights Act 2025 heavily affects landlords’ rights as the abolishment of Assured Shorthold Tenancies (ASTs), impacts approximately 95% of private rental properties.

Consequences of Breaching the Renters’ Rights Act 2025

On the 1^st May 2026 the act is introducing the Private Rented Sector Database. Private landlords will have to register themselves to the data base and all of their rented properties. The local authority will have access to this data allowing them to effectively ensure all landlords and properties align with the Renters’ Rights Act 2025. If it is found that there been a breach the landlord can face a penalty of up to £7,000. Where an offence is found, the penalty is up to £40,000. A breach is a lower level compliance failure such as not following a specific rule of a new tenancy agreement. An offence is a more serious form of misconduct, typically involving deliberate or persistent unlawful behaviour.

Changes from the 1st of May 2026

ASTs
As of 1^stMay, all assured shorthold tenancies will be abolished and automatically replaced with Assured Periodic Tenancies, the biggest impact of this is that tenancy agreements will cease to have an end date. Moving forward the only way a tenant can leave the tenancy agreement is if the tenant voluntarily leaves or if the landlord successfully regains possession using a section 8 notice. The tenant must give the landlord a written notice to quit with no less then two months notice, unless a shorter period of notice is agreed upon by the tenant and landlord in writing. If the tenant gives less then two months notice then the notice to quit is invalid and the tenancy continues, this could result in the tenant being liable for rent until the end of the two month period.

Assured Periodic Tenancies
An Assured Periodic Tenancy is a tenancy agreement with no fixed end date. Instead, the tenancy continues on a rolling basis until:

the tenant provides valid notice and vacates the property, or
the landlord lawfully regains possession through the courts.

While this change provides tenants with greater security and stability, it may present challenges for landlords when seeking possession of their property.

Section 8 and 21 Notices
As well as the abolishment of ASTs the Act will abolish Section 21 notices, no-fault evections. If a landlord wants to lawfully remove the tenant from the property they must serve a Section 8 notice. To be able to do so you must be able to meet a requirement needed to serve a Section 8 notice. From 1^st May the grounds to serve a Section 8 notice will change.

Examples of New and Amended Grounds for a Section 8 Notice
Ground 1 – Occupation by Landlord of Family (Mandatory Ground)
Do you, or a close family member, intend to move into the property?

Notice Period: 4 Months

1a. Sale of dwelling house (Mandatory Ground)
Do you intend to sell the property after the first 12 months of a new tenancy?

Notice Period
You must give at least 4 months’ notice to the tenant before you are able to apply to the court for a possession order to evict your tenant

Ground 10 – Any Rent Arrears
Do the tenant’s rent arrears amount to at least three months’ rent (or 13 weeks if rent is paid weekly)?

The Renters’ Rights Act 2025 has amended Ground 10. Previously, rent arrears had to amount to at least 2 months’ rent, however this threshold has now increased to 3 months’. In addition, the notice period has changed under the previous rules, only 2 weeks’ notice was required, but the Act has now increased this to 4 weeks.

Notice Period: 4 Weeks’

Ground 11 – Persistent Arrears
Has your tenant been persistently late with paying rent?

Notice Period
It is mandatory that at least 4 weeks’ notice is given to the tenant before you can apply to the court for a possession order.

Ground 12 – Breach of Tenancy
Has your tenant broken one or more terms in your tenancy agreement?

Notice Period
You must give at least 2 weeks’ notice to the tenant before you are able to apply to the court for a possession order to evict your tenant.

Tenant Protections

The Renters’ Rights Act 2025 introduces a range of protections designed to give tenants greater stability, fairness, and choice in their homes. From the 1^st May 2026 landlords will only be able to increase rent payments once a year, and when rent is increased tenants have the right to challenge increases that are excessive or unfair. They can challenge the rent increase through applying to the first-tier tribunal. As well as this landlords can no longer accept offers that are higher than the advertised price. This prevents rental bidding wars. In addition it is now illegal for landlords to discriminate against tenants who receive benefits or have children. To add to this landlords are now required to reasonably consider the permission to keep a pet at the property. The changes to the law allow tenants a sense of security and have more control over how they live. This creates a rental environment designed to balance the interests of renters and landlords while giving tenants a steadier, more respectful foundation to build their lives on.

Next Steps

We recommend that private landlords review their tenancy agreements to ensure they will align with the new Renters’ Rights Act 2025 before new implementations happen on 1^st May 2026 to proactively handle the new changes as there will be a new penalty system put in place.

Are You Prepared for the Renters’ Rights Act 2025?