The Renters’ Rights Act 2025 represents one of the most significant overhauls of the private rented sector in decades. Having received Royal Assent on 27 October 2025, the Act aims to create safer, fairer, and more secure housing for private renters. It introduces major reforms affecting assured shorthold tenancies, eviction processes, rent practices, property standards, and protections for tenants who receive benefits.
Below, our Dispute Resolution team at AFG Law answers key questions about the new legislation and what it means for both tenants and landlords.
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 is a wide-ranging reform designed to modernise private renting in England and Wales. It focuses on ending unfair practices, increasing tenant security, raising housing standards, and creating a more balanced rental market.
The legislation introduces reforms including the removal of Section 21 no fault evictions, protections against unreasonable rent increases, the introduction of periodic tenancies, new rules around discrimination against tenants who receive benefits, and the extension of the Decent Homes Standard to the private rented sector.
What is the difference between the Renters’ Rights Act and the Renters’ Reform Act?
The Renters’ Rights Act 2025 is often confused with the earlier Renters’ Reform Act, but they are not the same piece of legislation.
The Renters’ Reform Act was a previous government proposal that aimed to overhaul the private rented sector by abolishing Section 21 no fault evictions, introducing a new ombudsman, and improving housing standards. However, it did not pass into law before the parliamentary cycle ended, meaning many of its plans were never implemented.
The Renters’ Rights Act, by contrast, is the legislation that has actually received Royal Assent and will take effect from next year. It replicates a lot of the ideas set out in the former Reform Act, as well as amending some of the previous proposals. Collectively, these changes include :
- A complete shift from assured shorthold tenancies to periodic tenancies
- New restrictions on rent increases aimed at preventing inflated pricing
- A ban on bidding wars to stop tenants being pressured into overpaying
- Clear rules preventing landlords from unreasonably refusing tenants who receive benefits
- Extension of the Decent Homes Standard to the private rented sector
- Updated and expanded Section 8 notices to replace Section 21
In short, the Renters’ Reform Act was a proposed set of changes, whereas the Renters’ Rights Act is the final, legally binding version, with a confirmed timetable for implementation.
When does the Renters’ Rights Bill (2025) come into effect?
Although the Act received Royal Assent on 27 October 2025, the government has confirmed that The Renters’ Rights Act will come into effect on 1 May 2026. The changes will not all take effect at once. Instead, the law will be introduced in several phases to give landlords, letting agents, and tenants time to adjust.
What happens to assured shorthold tenancies under the new law?
Under the Renters’ Rights Act, assured shorthold tenancies will no longer be the default tenancy type. The system will shift towards periodic tenancies, which roll on a monthly basis with no fixed end date. This reduces the risk of tenants losing their homes simply because a fixed-term contract expires.
Are Section 21 no fault evictions being abolished under the Renter’s Rights Act?
Yes. One of the core reforms is the abolition of Section 21 no fault evictions.
Once in force:
- Landlords will no longer be able to evict tenants without giving a valid, legally recognised reason.
- Evictions must instead be carried out using Section 8 notices, which require the landlord to rely on specific grounds such as rent arrears, anti-social behaviour, or the intention to sell or move into the property.
This aims to provide greater stability for private renters and reduce retaliatory evictions.
How are Section 8 notices changing?
Because Section 21 is being removed, the grounds under Section 8 notices have been expanded. New grounds enable landlords to regain possession when genuinely necessary, while still protecting tenants from unfair eviction.
Notice periods vary depending on the reason for eviction, with some grounds requiring several months’ notice.
What are the rules on rent increases under the Act?
The Act aims to make rent increases fairer and more transparent. Key changes include restrictions on how often rent can be increased and requirements for increases to reflect genuine market rents rather than being used to force tenants out.
Tenants will be able to challenge unreasonable increases at a tribunal without fear of eviction.
Are bidding wars being banned?
Yes. The Renters’ Reform Act cracks down on bidding wars, where tenants are encouraged to compete by offering above the advertised rental price.
Landlords and letting agents must now follow fair accepting offers procedures, advertising properties at fixed, accurate prices that reflect market rents.
Can landlords refuse tenants who receive benefits?
Under the new Renters’ Reform Bill 2025, landlords cannot unreasonably refuse applicants who receive benefits. Blanket policies such as “No DSS” are considered discriminatory. Landlords and agents must base decisions on individual circumstances and affordability, not benefit status.
This measure aims to improve access to housing for vulnerable groups.
How will periodic tenancies work?
Under periodic tenancies, agreements roll on month-to-month without a fixed end date. Tenants can end the tenancy by giving notice, while landlords must rely on valid legal grounds under Section 8.
This gives tenants greater flexibility and reduces the uncertainty associated with fixed-term contracts.
Can landlords still regain possession to sell or move into the property?
Yes. Despite concerns that landlords will only be able to evict in cases of tenant misconduct, the updated possession grounds allow landlords to evict tenants when:
- They intend to sell
- They, or a close family member, intend to move in
- Major works are required
These grounds will require evidence, compliance with the specific requirements of each ground and the appropriate notice period.
What is the Decent Homes Standard and how does it apply?
The Act extends the Decent Homes Standard, which previously applied only to social housing, to all privately rented homes. All rental properties must:
- Be free from serious hazards
- Be in a reasonable state of repair
- Have modern, functioning facilities
- Provide a warm, dry, and safe living environment
Landlords may need to review and improve their properties to meet the new standard.
In addition to this, inspired by the social housing reforms known as Awaab’s Law, the Renters’ Rights Act sets strict rules for responding to reports of damp, mould, and other hazards.
Landlords must:
- Investigate promptly
- Provide a written response
- Carry out repairs within legally defined timescales when there is a health risk
This raises the standard of the private rented sector, helping prevent serious health issues caused by poor-quality housing.
What does the Act mean for tenants experiencing poor property conditions?
Tenants benefit from stronger rights across the board, including:
- Clearer routes to request repairs
- Greater protection from unfair eviction while challenging poor conditions
- Expanded local authority enforcement powers
- Mandatory compliance with the Decent Homes Standard
Landlords who fail to maintain acceptable standards may face fines, enforcement action, or restrictions on letting.
How will the Renters’ Rights Actimpact a landlord’s rights to evict?
Landlords often instruct a lawyer because they are dealing with a challenging tenant; someone who repeatedly falls into arrears or causes ongoing issues at the property. In these situations, the practical impact of the new legislation is likely to be limited. Section 8 will continue to be available to regain possession from tenants who breach their obligations, with only a modest increase in the arrears threshold, which is an adjustment that is unlikely to make a significant difference in most cases.
Similarly, landlords who have previously relied on Section 21 to recover possession from an otherwise reliable tenant simply because they wished to sell the property will not lose that ability under the new Act. In fact, the right to evict in order to sell is being formally enshrined in law, subject to reasonable procedural requirements.
Many landlords have historically turned to Section 21 because it was perceived as the easier option, even when the tenant’s conduct would have justified a Section 8 claim. In practice, however, Section 21 has long been fraught with strict, technical, and often arbitrary procedural hurdles, which many landlords, often unknowingly, failed to satisfy.
By contrast, when tenants are falling into arrears or causing nuisance, Section 8 has always been the more appropriate and reliable mechanism, as it is tailored to dealing with breaches of tenancy obligations.
For these reasons, the overall effect of the new Act on possession proceedings may be less dramatic than expected. Nonetheless, every landlord’s situation is different, and it is sensible to consider the potential impact of the reforms and begin planning ahead, ideally sooner rather than later.
Will landlords face increased costs or responsibilities?
The Act introduces higher expectations for landlord compliance. Landlords may face:
- Costs for bringing properties up to the Decent Homes Standard
- Clearer rules for managing rent increases
For landlords who already maintain high-quality homes, the impact may be minimal.
How should landlords and tenants prepare for the changes?
Landlords should:
- Review property conditions
- Update tenancy agreements
- Familiarise themselves with revised Section 8 notices
- Ensure rent review processes are compliant
- Review advertising practices
Tenants should:
- Understand the benefits and protections of periodic tenancies
- Keep written records of repair requests
- Know their rights regarding unfair rent increases
- Seek advice early if facing eviction
Good communication between landlords and tenants will help both parties adapt to the new system smoothly.
How can AFG Law assist?
AFG Law’s Dispute Resolution Team can assist both landlords and tenants with a wide range of issues arising under the Renters’ Rights Act 2025 and general tenancy law.
We can help with almost all matters, including disputes over tenancy or contract terms, deposit issues, rent arrears, breaches of tenancy agreements, possession proceedings, and the correct use of Section 8 notices.
Whether you are a landlord seeking to recover possession or a tenant wanting to understand your rights, our experienced team can guide you through the process and provide clear, practical advice tailored to your situation.
If you would like advice regarding any of the above, please contact our Dispute Resolution Team on 01204 920107 or disputeresolution@afglaw.co.uk