What is the Renters' Rights Act 2025?
The Renters' Rights Act 2025 is an Act of Parliament that received Royal Assent on 20 May 2025. It is the most significant reform to private renting law in England since the Housing Act 1988.
The Act amends the Housing Act 1988 and other legislation to abolish Section 21 "no-fault" evictions, end fixed-term assured tenancies, and create a system where all new assured tenancies in England are periodic from the outset. It also introduces a range of new tenant protections and landlord obligations.
The Act applies to England only. Scotland, Wales, and Northern Ireland have separate tenancy legislation.
Key Changes for Landlords
1. Abolition of Section 21 ("No-Fault" Evictions)
Section 21 of the Housing Act 1988, which allowed landlords to recover possession without giving a reason, is abolished. Landlords can no longer serve a Section 21 notice to end a tenancy.
To recover possession, landlords must now rely on the grounds for possession set out in Schedule 2 of the Housing Act 1988 (as amended). These include mandatory grounds (where the court must grant possession if proved) and discretionary grounds (where the court has a choice).
2. All Tenancies Become Assured Periodic
Fixed-term assured shorthold tenancies are abolished for new tenancies. All new assured tenancies in England are periodic from the start. The tenancy continues on a rolling period (typically monthly) until ended by the tenant giving notice or by the landlord obtaining a possession order through the courts.
Existing fixed-term tenancies will transition to periodic tenancies on a date set by commencement order.
3. Written Statement of Terms (Section 16D)
The Act inserts a new section 16D into the Housing Act 1988, requiring landlords to provide a written statement of terms to the tenant. This statement must include the terms of the tenancy as prescribed by regulations.
While the detailed regulations are yet to be laid, having a comprehensive written tenancy agreement that clearly sets out the rights and obligations of both parties is both prudent and likely to satisfy this requirement.
4. Revised Possession Grounds
The grounds for possession in Schedule 2 of the Housing Act 1988 have been amended. Key grounds include:
- Ground 1 (Landlord occupation): The landlord intends to occupy the property as their only or principal home. Requires at least four months' notice. Cannot be used in the first twelve months of the tenancy.
- Ground 1A (Sale): The landlord intends to sell the property. Requires at least four months' notice. Cannot be used in the first twelve months of the tenancy.
- Ground 6 (Redevelopment): The landlord intends to demolish, reconstruct, or carry out substantial works. Requires at least four months' notice.
- Ground 8 (Serious rent arrears): At least two months' rent arrears both when the notice is served and at the hearing. Mandatory ground.
- Ground 14 (Anti-social behaviour): The tenant or someone residing in the property has been guilty of conduct causing nuisance or annoyance.
For some grounds, landlords must give "prior notice" to the tenant before the tenancy begins that they may seek to rely on that ground. This is included in the tenancy agreement as a schedule of prior notices.
5. Rent Increases
The Act restricts how landlords can increase rent. Rent increases must be made using a Section 13 notice, no more than once per year, and must reflect the open market rent for the property. Rent review clauses in tenancy agreements are no longer effective for assured tenancies.
Tenants can challenge a rent increase by applying to the First-tier Tribunal (Property Chamber), which will determine the open market rent.
6. Tenant's Right to Keep Pets
The Act provides tenants with the right to request to keep a pet. Landlords must not unreasonably refuse consent, although they may require the tenant to obtain pet damage insurance. The request and response process is set out in the Act.
7. The Decent Homes Standard
The Act applies the Decent Homes Standard to the private rented sector for the first time. Rented properties must meet minimum standards of repair, safety, and amenity. The detailed standard will be set out in secondary legislation.
8. Private Rented Sector Ombudsman
All private landlords in England will be required to join a government-approved ombudsman scheme. The ombudsman will provide tenants with a route to resolve complaints without going to court.
9. Private Rented Sector Database
The Act provides for the creation of a private rented sector database. Landlords will be required to register themselves and their properties on this database before they can lawfully let a property.
What Should Your Tenancy Agreement Include?
Under the new regime, a well-drafted Assured Periodic Tenancy Agreement should include:
- Clear identification of the parties (landlord and tenant) and the property
- Confirmation that the tenancy is an assured tenancy within the meaning of the Housing Act 1988 and is periodic from the outset
- The rent amount, payment date, and payment method
- Deposit amount and the authorised scheme in which it is protected, together with the prescribed information required by section 213 of the Housing Act 2004
- The landlord’s obligations regarding repair, maintenance, fitness for habitation, and compliance with the Decent Homes Standard
- The tenant’s obligations regarding care of the property, permitted use, and access for inspections and repairs
- Provisions for ending the tenancy, including the tenant’s right to give notice and the landlord’s obligation to use the statutory grounds for possession
- A schedule of prior notices, where the landlord has given notice before the tenancy that they may seek possession on specified grounds (e.g., Ground 1 or Ground 1A)
- The process for requesting consent to keep pets
- Gas, electrical, and energy performance certificate compliance statements
- Reference to the tenant’s right to refer a rent increase to the Tribunal
Commencement and Timing
The Renters' Rights Act 2025 received Royal Assent on 20 May 2025. However, the substantive provisions are brought into force by commencement orders made by the Secretary of State. The Government has indicated that the new regime will apply to new tenancies first, with existing tenancies transitioning at a later date.
Landlords should prepare now by ensuring their tenancy agreements are drafted for the Assured Periodic Tenancy regime. Using an agreement that still references fixed terms, Section 21, or Assured Shorthold Tenancies may create confusion or unenforceable terms once the relevant provisions come into force.
Note: This guide reflects the Renters' Rights Act 2025 as enacted. Some provisions depend on secondary legislation and commencement orders that have not yet been made. Landlords should monitor updates from the Ministry of Housing, Communities and Local Government.
Build a Compliant Agreement Today
Core Contracts generates Assured Periodic Tenancy Agreements designed for the Renters' Rights Act 2025 regime. Every clause is human-drafted by legal professionals. Choose from 25 optional clauses to tailor the agreement to your property.
This guide is provided for general information only and does not constitute legal advice. Core Contracts provides legal document templates, not legal advice. If you are unsure about your obligations as a landlord, you should seek independent legal advice.