Renters’ Rights Act 2025: A New Era for Landlords and Tenants

The Renters’ Rights Act 2025 marks the most significant reform of the private rented sector in decades. Its staged implementation will fundamentally reshape the landscape for landlords, agents and tenants alike. With the first major changes taking effect on 1 May 2026, all participants in the sector must begin preparing for a very different tenancy framework.

This first article in our series provides an overview of the Act, its key changes, and what landlords and agents should start doing now.

What Is Changing?

The Act introduces wide‑ranging reforms aimed at increasing tenant security and transparency while updating the possession and rent‑increase frameworks for modern rental conditions.

For landlords, the headline changes are substantial:

• Abolition of Section 21
  From 1 May 2026, landlords will no longer be able to regain possession using “no‑fault” notices. All possession claims must now rely on statutory grounds.
• Mandatory shift to periodic tenancies
  All existing and future assured shorthold tenancies (ASTs) will convert automatically into open‑ended assured periodic tenancies, removing fixed terms as a feature of residential letting.
• Revised rent‑increase procedures
  Rent may only be increased once in any 12‑month period, and only through the statutory Section 13 procedure. Tenants retain the right to challenge increases at the First‑tier Tribunal.
• Stricter Section 8 grounds
  Notice periods, evidential requirements, and certain landlord‑only grounds have been amended. Sale and occupation grounds now require clear evidence of genuine intention.
• Fair‑lettings rules
  Landlords and agents will be prohibited from rental bidding, discriminatory practices and requesting multiple months’ rent in advance (subject to limited exceptions).
• Tenants’ right to request pets
  Consent cannot be unreasonably refused. Landlords may require pet‑damage insurance but may not increase rent or impose punitive terms.

Why Does This Matter?

These changes represent a fundamental realignment of power and process within the sector.

The removal of fixed terms reduces predictability for landlords, making tenant selection, forecasting and portfolio planning more important than ever.

The loss of Section 21 means that possession routes will become more evidentially demanding, requiring landlords to maintain detailed records of arrears, behaviour issues and communication.

Rent increases, too, will undergo greater scrutiny, meaning landlords must be able to justify the commercial basis for any uplift.

Finally, agents will face heightened compliance expectations. Marketing practices, onboarding materials and internal procedures must be updated ahead of the reforms.

What Should Landlords and Agents Do Now?

Preparation is key. We recommend:

• Reviewing ASTs and removing outdated or fixed‑term language
• Updating internal rent‑increase policies and communication templates
• Enhancing record‑keeping systems to support any future possession grounds
• Training staff on anti‑discrimination duties, pet requests and revised notice requirements
• Preparing updated onboarding packs for landlords and tenants
• Seeking early advice on any existing or high‑risk tenancies

What’s Next?

This article is the first in a five‑part series. Over the coming weeks, we will explore:

• Article 2: The end of Section 21 — what this means in practice
• Article 3: Rent increases under the new regime
• Article 4: Transitioning existing tenancies — what agents must do
• Article 5: Fair‑lettings obligations, pet requests and risk management

Each article will offer practical, accessible guidance designed to help landlords and agents prepare for the 2026 changes.

How We Can Help

Our Housing and Property Litigation team is already advising landlords, agents and portfolio managers on the Renters’ Rights Act and its implications. We provide:

• Portfolio audits and transition planning
• Fixed‑fee rent‑increase and possession‑strategy reviews
• Updated statutory notices and compliance templates
• Training sessions for agency teams and landlord groups
• Advice on future reforms including the PRS Database and new Landlord Ombudsman

If you would like to discuss how these changes may affect your properties or agency, please contact Daniel Dickson on djd@deanwilson.co.uk or 01273 249232.