The Renters' Rights Bill, What Landlords and Tenants Need to Know

What is the Renters' Rights Act 2025?

The Renters' Rights Act 2025 received Royal Assent in 2025 and represents a comprehensive overhaul of the legal framework governing private renting in England. The Act was introduced by the Labour government as the successor to the previous administration's Renters (Reform) Bill, with a number of provisions strengthened in the process.

The Act comes into force in stages. Landlords and tenants should verify with their solicitor or letting agent which provisions are currently in effect, as some commencement dates were still being confirmed at the time of publication.

The End of Fixed-Term Assured Shorthold Tenancies

One of the most fundamental changes is the **abolition of fixed-term Assured Shorthold Tenancies (ASTs)**. All new tenancies granted after the relevant commencement date must be **periodic tenancies** with no fixed end date. Existing fixed-term tenancies will automatically convert to periodic tenancies once that date passes.

Under the new periodic tenancy model:

• Tenants can end a tenancy by giving **two months' notice** at any time
• Landlords can only end a tenancy by serving notice under one of the **specified grounds** set out in the Act

Abolition of Section 21, No-Fault Eviction

The Act abolishes **Section 21 of the Housing Act 1988**, the "no-fault eviction" provision that allowed landlords to recover possession without giving a reason. From commencement, landlords may only seek possession under Section 8, using one of the specified grounds.

New and expanded Section 8 grounds include:

• The landlord or close family member intends to move in (with restrictions on re-letting after possession)
• The landlord intends to sell the property
• The tenant has accrued significant rent arrears
• The tenant has been guilty of antisocial behaviour
• The property is subject to a redevelopment

For full details on Section 21 abolition and what replaces it, see the companion guide on Property Passport UK: *Section 21 Abolition, What Replaces No-Fault Eviction Under the New Law*.

The Private Rented Sector Landlord Ombudsman

The Act requires all private landlords to join a new **Private Rented Sector (PRS) Landlord Ombudsman** scheme. Tenants will be able to bring complaints about their landlord to the ombudsman, who will have powers to investigate, mediate, and require landlords to pay redress of up to **£25,000**.

The Private Rented Sector Database

All landlords will be required to register on a new **Private Rented Sector Database** (also referred to as the landlord portal or PRS database). The database will hold:

• Landlord details and contact information
• Information about rental properties
• Compliance records (EICRs, gas safety certificates, EPC ratings)

The database is intended to help local councils identify non-compliant landlords and enforce housing standards more effectively.

Decent Homes Standard

The Decent Homes Standard, previously applying only to social housing, will be extended to the private rented sector under the Act. This means all privately rented properties must meet a minimum standard covering:

• Freedom from category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
• Reasonable state of repair
• Modern facilities (kitchen and bathroom of a minimum age)
• Adequate thermal comfort

Rent Increases

Landlords will only be able to increase rents **once per year**, and must use the prescribed notice process. Tenants will have a right to challenge rent increases they consider above market rate at the First-tier Tribunal (Property Chamber).

What Landlords Should Do Now

• Review existing tenancies for compliance with the Act's commencement dates
• Register with the PRS Landlord Ombudsman when the scheme opens
• Register on the PRS Database when required
• Ensure all properties meet the Decent Homes Standard
• Seek legal advice before serving any notice to quit