Renters' Rights Act 2025 – What Landlords and Letting Agents Need to Know

The Renters’ Rights Act 2025 brings some of the most significant changes to the private rented sector in decades. The Act came into force on 1st May 2026, and it's important that landlords and letting agents are aware of the changes.

Below is a clear breakdown of the key changes, what they mean in practice, and the steps you need to take to stay compliant.

This information is correct at the time of publication. 

Table of contents – Jump to specific sections below

• The End of Assured Shorthold Tenancies (ASTs)
• New Assured Periodic Tenancies (APTs)
• Abolition of Section 21 and No Fault Evictions
• Rent in Advance and Advertising Rules
• Rent Increases
• Rental Bidding Restrictions
• Pets in Rental Properties
• Rental Discrimination
• Private Rented Sector Database (2026/27)
• Ombudsman Scheme (2028)
• New Grounds for Possession (from 1 May 2026)
• Succession Rights
• Enforcement Powers
• Rent Repayment Orders
• Decent Homes Standard (2035) and Awaab’s Law
• Setting Up a Tenancy Under the New Rules
• How Battens Solicitors Can Help

The End of Assured Shorthold Tenancies (ASTs)

From 1st May 2026, Assured Shorthold Tenancies (ASTs) were abolished. This affects both existing and new tenancies.

Existing ASTs

• Fixed terms automatically fell away, even if they hadn't expired.
• All existing ASTs converted to periodic tenancies, either monthly or weekly depending on rent cycles.
• Rent periods i.e. how often the rent is paid, can no longer be quarterly or longer. The maximum period is now one month.
• Tenants must have been provided with the official Information Sheet by 31st May 2026 (sent as a hard copy or by email as a PDF). Failure to do so may result in a penalty of £7,000, rising to up to £40,000 for repeat breaches.
• Any verbal tenancies are now invalid. At the very least, a written statement of terms must be given to the tenant by 31st May 2026.
• Rent cannot be demanded in advance of the date it becomes due, which includes issuing an invoice before the rent due date.
• Rent increases must be made through a Section 13 Notice only.

New Assured Periodic Tenancies (APTs)

All new tenancies created from 1st May 2026 will be Assured Periodic Tenancies (APTs). 

What’s required:

• Prescribed written statements must be given to new tenants. You can download The Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026 here.
• Landlords must not offer or suggest a fixed-term tenancy. Using old Assured Shorthold Tenancy (AST) templates risks fines of up to £7,000.
• Rent cannot be demanded or accepted before both parties have signed the tenancy agreement. If the tenant pays early, the rent must be returned.
• Tenants may end an APT from day one, giving two months’ notice (or one month if currently required in an AST).

Abolition of Section 21 and No Fault Evictions

Section 21 notices, also known as “No-Fault” Evictions, were abolished from 30th April 2026.

• No Section 21 notices can be served after this date.
• Any no-fault eviction given notices before 1st May 2026 must be actioned by 31st July 2026.
• New and updated grounds for possession will apply.
• Tenants may end their tenancy at any time by giving the landlord at least two months’ notice, ending on the last day of a rental period. The notice may be withdrawn by the tenant within the notice period. 

Rent in Advance and Advertising Rules

• Landlords cannot ask for rent in advance of the due date.
• All adverts must show the rent. Landlords/letting agents cannot accept higher offers from tenants. Penalties may reach £7,000.
• Tenants can challenge high rents through the First‑tier Tribunal within six months of starting the tenancy.

Rent Increases

• Rent can only be increased once per year, with two months’ notice required. The only way to do this is with a Section 13 notice, a formal document used by landlords to increase rent.
• Tenants may challenge increases at the First Tier Tribunal (FTT) within the two months’ notice. The new rent is not payable until the FTT make their decision.
• If tenants want to take this route, it has been confirmed that there will be a £47 application fee to the FTT by the tenant.
• Landlords should have reviewed rent levels ahead 1st May 2026.

Rental Bidding Restrictions

• Rental bidding will be forbidden.
• After a tenancy begins, tenants may voluntarily pay additional amounts if desired.

Pets in Rental Properties

• Tenants can request permission to keep a pet. Landlords must respond within 28 days and cannot unreasonably refuse.
• Landlords can request further details about the pet. If the tenant doesn’t provide the requested details, then the landlord can say no to the pet.
• Requests may involve superior landlords. A superior landlord is a person who owns the freehold, for example, a building that is split into flats. The landlord must respond to the tenant within 7 days of the response from the superior landlord.
• The superior landlord can reject the request for a pet without any explanation.
• Landlords cannot increase the rent, deposit, or ask the tenant to take out insurance.

Rental Discrimination

It's illegal to refuse to rent to:

• Tenants receiving benefits
• Families with children

Affordability checks remain. A landlord can refuse due to overcrowding concerns within the property. 

Private Rented Sector Database (2026/27)

A new national landlord and property database will be introduced, expected to come in at the end of 2026 or beginning of 2027. There will be a fee.

• It will be mandatory to register for landlords and for each property they rent out.
• Tenancy documents must be uploaded and kept up to date.
• Possession orders (evicting a tenant) will not be granted if a property is not registered.
• Fines range from £7,000 to £40,000 for non‑compliance or misleading information.

Ombudsman Scheme (2028)

On top of the Private Rented Sector Database, all landlords will also be required to join the new Ombudsman scheme, expected to be introduced in 2028. There will be an annual fee.  

• Tenants can raise complaints including repairs and safety concerns.
• The Ombudsman can require apologies, explanations, remedial work, or compensation.
• Penalties for non‑membership range up to £40,000.

New Grounds for Possession (from 1 May 2026)

Key updates include:

• Ground 1: Landlord or close family member moving in – four months’ notice, not within first year of a tenant renting the property.
• Ground 1A: Intention to sell – also four months’ notice, not within the first year of the tenancy.
• Restrictions apply after using these grounds, including that the properties cannot be re‑let for 12 months from the end of the notice period.
• Ground 7A & 14: Anti‑social behaviour (mandatory and discretionary).
• Ground 5A: Agricultural workers can obtain possession where the landlord requires the property for an agricultural worker employed by them. An opt-out notice must have been given to the tenant before they moved into the property.
• Ground 5C: Property is let in consequence of the tenant’s employment, and the tenant has ceased to be in that employment and the landlord needs to let the property to another current or future employee of the employer.
• Ground 8: Serious rent arrears – threshold increased from two to three months.
• Ground 12: Breaches of the tenancy.
• Ground 13: Damage or neglect of the property.
• Ground 15: Furniture provided by the landlord has deteriorated due to ill-treatment.
• Arrears due to delayed Universal Credit payments cannot be included in the arrears claim.
• Late securing of deposits will no longer be detrimental if corrected before serving notice. 

Succession Rights

If a tenant dies, the tenancy will automatically pass to a spouse, civil partner, or cohabiting partner living in the property as their main home. Only one succession is permitted, and it cannot be opposed by the landlord. 

Enforcement Powers

Since 27^th December 2025, local authorities now have much stronger powers and enforcement action is expected to increase. The Government has also provided additional funding to local authorities to help them enforce the new rules and financial penalties for landlords. Powers include:

• Inspections, data requests and access to business premises
• Penalties for misleading adverts, rental bidding, misuse of possession grounds, and more
• “Rent to rent” arrangements carry risk—the superior landlords may be liable

Rent Repayment Orders

Tenants can seek up to two years’ worth of rent for landlord breaches by applying to the First Tier Tribunal. For example, this may include not having the correct House of Multiple occupancy licence, if living in an HMO property.

• The limitation period is increasing from one to two years.
• The penalty is increasing from one to two years’ worth of rent.
• A Local Authority can impose a penalty even where the tenant applies for a Rent Repayment Order, meaning landlords could be hit twice for the same breach.

Decent Homes Standard (2035) and Awaab’s Law

When Awaab’s law comes into force for private landlords, it will be obligatory for landlords to investigate and fix damp, mould, and emergency hazards within strict timeframes to ensure a property is at a decent standard. Landlords should be mindful that properties should be kept in a good state of repair. 

In addition, from 22nd June 2026, the government announced that councils in England can now issue fines of up to £7,000 where landlords fail to address serious hazards in privately rented homes, including severe damp and mould, freezing conditions, faulty electrics, fire hazards, structural issues and unsafe layouts. 

Upcoming future standards will require:

• Modern facilities, adequate thermal comfort and an EPC rating of C or higher by 2030. There are proposals that the EPC metrics may change in October 2029.  
• If the property requires listed building consent or planning permission and will require more than £10,000 to increase its EPC rating, then the property will be exempt from the C rating requirement.
• Stronger enforcement on poor damp and mould conditions.
• Fines between £7,000 and £40,000 for non‑compliance

Setting Up a Tenancy Under the New Rules

To remain compliant:

• Carry out thorough referencing (without discrimination)
• Complete right‑to‑rent checks, requiring verification that the tenants aged 18+ have the legal right to live in the UK before the tenancy starts.
• Use updated Assured Periodic Tenancy (APT)‑compatible tenancy agreements
• Ensure the property is in good condition with a detailed inventory.
• Provide deposit protection information, EPC, and gas safety records.
• Do not accept any rent before all parties have signed the tenancy agreement

How Battens Solicitors Can Help

These changes represent a fundamental shift for the private rental sector.

At Battens Solicitors, our experienced property team, backed by more than 300 years of legal heritage and based across Somerset, Dorset and Bath, is trusted by landlords and agents throughout the region and further afield. We are here to guide you through every step, from updating tenancy agreements to ensuring full compliance with the new rules. 

If you need further advice or tailored support, please contact our Property Disputes  team by calling 0800 652 8373 or emailing [email protected]. Our experience, your future.