Renters' Rights Act 2025
The Renters' Rights Act 2025 represents one of the most significant overhauls to the private rented sector in England for decades. As a landlord, it's essential to stay up to date with these changes and understand how they will affect your rights, responsibilities, and the management of your rental properties. While the changes bring new responsibilities, they also offer benefits — especially for responsible, long-term landlords.
Although the Government are taking a phased approach, the first phase will be introduced from 1st May 2026, so the time to prepare is now. Here’s a breakdown of the key reforms, what they mean for you, and how TW Gaze can help ease the transition.
1. Abolishment of Section 21 Evictions
What’s Changing?
From 1st May 2026 the widely known Section 21 “no-fault” eviction process will be abolished. This means that landlords can no longer end a tenancy without providing a valid, specific reason.
How It Affects You:
Evictions will need to be based on valid grounds under Section 8, such as anti-social behaviour, rent arrears, or the need to sell the property or to move into it.
You’ll need to provide documented evidence to support eviction cases, and we strongly recommend a clear record-keeping strategy.
Tenants will gain more protection from eviction and will have the right to challenge any decisions, however, for landlords, relying on Section 8 with clearly defined grounds it will also mean stronger legal protection if you need to regain possession.
What We Can Do for You:
We can guide you on the specific grounds for eviction, help with documentation, and ensure you’re following all legal requirements for evictions under the new rules to ensure that notices are served correctly and processed smoothly. As a managed landlord we would handle the notices on your behalf and assist with court related admin, reducing your risk and workload.
2. Transition to Periodic Tenancies
What’s Changing?
Fixed-term Assured Shorthold Tenancies (ASTs) will be phased out; from 1st May 2026 and all tenancies (new and existing) will convert to assured periodic tenancies. A periodic tenancy is an agreement that continues on a rolling basis, typically monthly in line with the rental payments.
How it Affects You:
This gives greater flexibility in terms of rental agreements, but it also means it could cause more frequent tenant turnovers. Tenants will be able to end the tenancy with two months’ notice at any time, which could mean shorter notice periods for you as a landlord as they could give notice shortly after starting the tenancy, however it also gives longer to market the property once notice is served, as they currently only need to provide one month's notice.
What We Can Do for You:
We will assist with timely rent reviews, ongoing property marketing, and preparing for potential changes in tenant retention and turnover. Finding the right tenants will be the key, we can assist with this by reviewing applications from potential tenants prior to carrying out viewings and carrying out comprehensive referencing checks.
As a managed landlord we will review and, where necessary, update your existing tenancy agreements to ensure they comply with the new assured periodic model. We will handle all the paperwork, notice management, and communication with tenants so you don’t need to worry about the legal details.
3. Rent Increases and Clarity on Rent Bidding
What’s Changing?
Rent increases will be regulated under the new laws, requiring clear notice procedures and the potential for tenants to challenge unfair increases through the First tier Tribunal.
The Act prohibits rental bidding wars: you will not be able to accept offers above the advertised rent and asking for more than one month’s rent in advance will no longer be allowed.
How It Affects You:
Rent increases must now follow specific rules and tenants will have a right to dispute them. You will need to manage rent reviews more carefully to stay within the legal framework.
What We Can Do for You:
We will assist with timely rent reviews, ensure compliance with rent increase notices, and guide you through the new rent-setting processes.
4. New Rights and Protections for Tenants
What’s Changing?
It’s now illegal to discriminate against prospective tenants because they have children or receive benefits. Tenants will have the right to request permission for pets, and you must provide a valid reason if you refuse.
How It Affects You:
Local councils will have stronger powers to enforce standards, and penalties for non-compliance may increase. You’ll need a clear, reasonable pet policy to protect your property. Pet damage insurance will become a useful tool to mitigate any risks associated with tenants keeping animals.
What We Can Do for You:
We can help you assess pet-request applications fairly and document your reasoning in compliance with the Act. We manage compliance with new regulatory requirements and help ensure your properties are prepared for more rigorous enforcement.
5. Enforcement, Standards and Dispute Resolution (Phases 2 & 3: From late 2026 onward)
What’s Changing?
- A Private Rented Sector Database will be created where landlords will need to register each property and demonstrate compliance with safety and legal standards.
- All landlords will be required to join a Landlord Ombudsman scheme to handle tenants’ disputes outside the court system.
- Over time, Decent Homes Standards (including “Awaab’s Law) will apply more broadly, raising minimum quality and safety standards ensuring all properties must be free from serious hazards (including damp and mould).
How It Affects You:
The Ombudsman scheme offers a faster, more cost-effective way to resolve disputes. Landlords could face formal complaints if they don’t address issues like repairs promptly or fail to follow proper tenancy procedures. You’ll need to ensure that all essential certificates (e.g., gas, electrical, and EPC) are up to date. Failure to comply could lead to fines or even losing the right to rent out your property. Maintenance and repairs will become even more critical, particularly when it comes to issues like damp and mould (covered under Awaab’s Law). Landlords will need to be more proactive in ensuring that properties meet these updated standards.
What We Can Do for You:
We can help you register with the Ombudsman scheme and guide you through best practices for dispute resolution, ensuring you are well prepared for any potential tenant complaints. We offer full compliance checks and can assist with registering properties in the new portal, ensuing that your property is fully compliant with all required safety and legal standards and compliance with new housing standards.
The Renters’ Rights Act 2025 is a landmark reform — but it’s not a threat. For landlords who take a responsible, long-term view, it creates an opportunity to build stronger, more stable tenancies, operate transparently, and enjoy the benefits of a modernised, more trusted rental market.
Regulatory Compliance: We are an accredited firm of chartered surveyors, members of the RICS and other professional bodies to help guide our staff and keep abreast of the latest guidance and regulations, ensuring your tenancies, notices, and procedures are fully compliant.
How Our Management Service can help you navigate this transition:
Adapting to the Renters’ Rights Act 2025 can seem daunting, but you don’t have to do it alone — that’s where our full management service comes in:
- Regulatory Compliance: We stay on top of the latest guidance and regulations, ensuring your tenancies, notices, and procedures are fully compliant.
- Documentation & Notices: From drafting periodic tenancy agreements to serving legal notices (Section 8, Section 13, etc.), we handle it all ensuring all agreements are updated and compliant.
- Tenant Relations: We act as your point of contact, managing requests (for pets, notice changes, etc.) in a way that balances your rights and obligations.
- Dispute Resolution: We support you through any complaints or disputes and liaise with the new Ombudsman service, helping to resolve issues professionally.
- Portfolio Maintenance: We help assess and act on property standards, ensuring your homes meet evolving legal requirements — which protects both your investment and your tenants.
For more information on our management service please click HERE.
More information on the Renters' Rights Act can be found on the Government Website.