The Renters’ Rights Act 2025 has now received Royal Assent and will soon come into effect — bringing the most significant changes to the private rented sector since the Housing Act 1988.
For landlords across London and the UK, this marks a major shift in how tenancies are managed, rents are reviewed, and possession processes are handled. With the Act likely to take effect in early to mid-2026, now is the time to understand what’s changing and prepare for the months ahead.
In this article, we explain the key reforms, what they mean for landlords, and how Parker James Estates is helping clients stay compliant and confident as the new rules take shape.
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act was introduced to provide greater security and fairness for tenants and to raise standards across the Private Rented Sector (PRS).
The Government’s aim is to ensure that all rental housing meets a consistent quality standard, while empowering tenants to challenge poor practice without fear of eviction.
While most landlords already provide safe, well-managed homes, these new regulations will reshape how the industry operates.
Key Changes Landlords Should Be Aware Of
1. Section 21 ‘No-Fault’ Evictions Abolished
Landlords will no longer be able to regain possession of a property using a Section 21 notice.
Instead, they must rely on Section 8 grounds for possession, citing a valid reason such as selling, moving in, or tenant arrears.
This means it will be essential for landlords to understand and apply the correct grounds under Section 8 to avoid delays or legal challenges.
2. All Tenancies Will Become Periodic
Fixed-term Assured Shorthold Tenancies (ASTs) will be abolished.
Every tenancy will automatically become a rolling, month-to-month contract, giving tenants greater flexibility and removing the traditional renewal process.
For landlords, this means:
No more renewal fees or fixed-term contracts
Tenants can give notice to leave at any time
More dynamic rent and management cycles
3. Rent Increases Limited to Once Per Year
Rent can only be increased once every twelve months using a Section 13 notice, and tenants will have the right to challenge the increase at a First-tier Tribunal.
Landlords must give at least two months’ notice before the increase takes effect.
Careful rent review planning will be vital to balance rising costs with compliance.
4. Introduction of a Landlord Ombudsman and PRS Database
The Act introduces a new independent ombudsman to handle disputes between landlords and tenants without the need for court action.
It will also create a national Private Rented Sector database, listing all registered landlords, their properties, and compliance status.
This system aims to promote transparency and accountability across the sector — but it also means landlords must ensure their properties meet every standard before listing.
5. The Decent Homes Standard Extended to the PRS
For the first time, private rental properties must meet the same Decent Homes Standard currently applied to social housing.
Landlords will be required to maintain safe, secure, and good-quality homes free from serious hazards such as damp and mould.
This reform, which incorporates Awaab’s Law, ensures timely repairs and improved living conditions for tenants — and reduces risks for responsible landlords.
6. Ban on Rental Bidding Wars
Landlords and agents will no longer be permitted to accept offers above the advertised rent price.
This aims to stop “bidding wars” that can drive prices up unfairly and add pressure to tenants during the housing shortage.
7. Pets and Anti-Discrimination Rules
Landlords will not be able to unreasonably refuse tenants with pets, and blanket bans on tenants with children or on benefits will become unlawful.
However, landlords will still have valid reasons to decline pets if the property is unsuitable or restricted by lease conditions.
When Will the Renters’ Rights Act Take Effect?
The Act became law in October 2025, but its provisions are expected to come into force in early to mid-2026.
There will likely be a transition period to allow landlords and agents to adapt tenancy agreements, processes, and documentation.
What This Means for Landlords
While the Renters’ Rights Act brings greater regulation, it also offers an opportunity for landlords to modernise how they operate.
To prepare, landlords should:
Review all existing tenancy agreements and clauses
Understand the new Section 8 possession grounds
Develop a structured rent review plan using Section 13
Check that all properties meet the Decent Homes Standard
Register details with the PRS database once launched
Work with a professional letting agent who can manage compliance
How Parker James Estates Can Help
At Parker James Estates, we’re already working closely with our landlords to navigate the upcoming reforms.
Our experienced property management team is:
Reviewing tenancy documentation to ensure future compliance
Advising landlords on the correct procedures for rent increases and possession
Carrying out property checks to meet the Decent Homes Standard
Providing professional guidance on the new regulations, timelines, and responsibilities
We understand the challenges these changes may bring, but we also see the opportunity to create a more transparent, professional, and efficient rental sector for everyone involved.
Stay Prepared – Partner with Experts Who Understand the Law
The Renters’ Rights Act 2025 will transform how the private rental market operates.
Proactive landlords who prepare early will be best positioned to stay compliant, protect their income, and maintain positive relationships with tenants.
If you’re a landlord in London and want to understand exactly how these changes affect you, our team is here to help.
📞 Call us on 020 7287 4244
🌐 Learn more about our Property Management services at https://parkerjamesestates.co.uk/
📩 Book a consultation today and stay ahead of the 2026 reforms.