Tenancy Terms Reviewed: What the 2025 Renters’ Rights Bill Means for Landlords and Tenants.

The Renters' Rights Act 2025 has introduced major changes to the private rented sector in England. The reforms affect tenancy agreements, eviction rules, rent increases, discrimination, pets, landlord compliance and the way disputes are handled.

Section 21 No-Fault Evictions Have Been Removed

One of the most significant changes is the removal of Section 21 "no-fault" evictions for assured tenancies. Landlords can no longer use Section 21 to end a tenancy without giving a reason.

Instead, landlords must rely on specific possession grounds. These may include rent arrears, anti-social behaviour, breach of tenancy, sale of the property, or the landlord or a close family member needing to live in the property. The correct grounds, notice period and evidence will depend on the circumstances.

Assured Shorthold Tenancies Have Changed

Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. New private tenancies agreed on or after that date are also assured periodic tenancies.

An assured periodic tenancy runs on a rolling basis, usually monthly or weekly. It no longer has a fixed end date. If an older tenancy agreement contains an end date, that end date will no longer operate in the same way for tenancies covered by the new regime.

Ending a Tenancy

Tenants can usually end a periodic tenancy by giving the correct notice. This gives tenants more flexibility if their circumstances change, for example, because of work, family, affordability, or poor housing conditions.

Landlords who want possession must use the correct statutory route and cannot rely on a fixed-term expiry or Section 21 notice. This makes it especially important for landlords to keep proper records, use valid notices, and understand the new grounds for possession.

Rent Increases

Rent increases must generally follow the statutory Section 13 process. Landlords should not assume that older rent review clauses can be used in the same way under the new regime.

Tenants can challenge a proposed rent increase if they believe it is above the market rent. The matter may be referred to the First-tier Tribunal, which can decide the appropriate rent. Landlords should ensure proposed increases are realistic, well-evidenced, and not used to force a tenant out.

Discrimination Against Tenants

The reforms restrict blanket bans on tenants with children or tenants who receive benefits. Landlords and letting agents should not use adverts, policies or letting practices that automatically exclude these groups.

This does not mean every applicant must be accepted. Landlords can still carry out affordability checks and consider suitability, but decisions should be based on individual circumstances rather than blanket exclusionary rules.

Pets in Rented Homes

The Act gives tenants stronger rights to request permission to keep a pet. Landlords must consider requests properly and should not refuse unreasonably.

There may still be legitimate reasons to refuse a pet, depending on the property, lease restrictions, insurance, animal welfare or practical impact. Landlords and tenants should ensure any agreement is clearly recorded in writing.

Repairs, Standards and Property Conditions

The reforms are part of a wider move towards higher standards in rented housing. Landlords remain responsible for complying with repair obligations, health and safety requirements, deposit rules, licensing schemes and other housing standards.

Tenants should report disrepair in writing and keep evidence, including photographs, emails, inspection reports and records of any impact on health or daily life. Landlords should respond promptly and keep clear records of inspections, repairs and contractor visits.

Landlord Compliance and Records

Landlords should review tenancy documents, possession procedures, rent increase processes, advertising, referencing, complaints handling and repair systems. Older template agreements may no longer reflect the current law.

Good records are now even more important. Landlords may need evidence of rent arrears, anti-social behaviour, property condition, service of notices, attempts to resolve disputes, intention to sell, or intention to move into the property.

Impact on Students and Short-Term Lettings

The move away from fixed-term assured shorthold tenancies changes the position for many landlords and tenants. Student landlords, shared-house landlords and those used to fixed annual letting cycles should take advice on how the new regime affects their arrangements.

Some accommodation types may be treated differently depending on the legal structure and whether the occupier has an assured tenancy, licence, purpose-built student accommodation arrangement or another form of occupation agreement.

When Tenants Should Seek Legal Advice

Tenants may need legal advice if they receive a possession notice, face eviction, are asked to leave without a court order, receive a large rent increase, are refused repairs, lose their deposit, or believe they have been discriminated against.

Advice may also be important where a landlord claims to be selling the property, moving back in, or relying on rent arrears or anti-social behaviour grounds. The correct legal position will depend on the notice, tenancy type, evidence and timing.

When Landlords Should Seek Legal Advice

Landlords should seek advice before serving possession notices, increasing rent, refusing a pet request, changing tenancy agreements, advertising restrictions, or relying on new possession grounds. Errors may cause delay, failed proceedings or financial loss.

Legal advice is particularly important where there are rent arrears, anti-social behaviour allegations, licensing issues, deposit problems, disrepair complaints, shared accommodation, student lets or a proposed sale of the property.

Current Position

The Renters' Rights Act 2025 is now law and the main tenancy reforms have been in force since 1 May 2026. Section 21 has been removed for assured tenancies, fixed-term assured shorthold tenancies have largely been replaced by assured periodic tenancies, and landlords must use the correct statutory grounds if they want possession.

Both landlords and tenants should check that their documents and expectations reflect the new regime. Older tenancy agreements, notices and online guidance may no longer be reliable.

Disclaimer

Solicitors.com is not a firm of solicitors and does not provide legal advice. The information on this page is for general guidance only and should not be relied upon as a substitute for advice from a regulated solicitor. Housing law, possession procedure and tenancy rules can change, and how the law applies will depend on the facts of each case.

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