Renters’ Rights Act 2025 Guide for landlords
01
Section 21 Abolished - Major Shift to Evictions
No-fault evictions under Section 21 are abolished .
Section 8 becomes the only route for possession, a valid ground is required, for example rent arrears, sale, anti-social behaviour .
Court timelines may lengthen, maintain complete evidence, for example rent ledgers, notices, communication logs .
02
ASTs Replaced by Periodic Tenancie
All fixed-term ASTs convert to rolling periodic tenancies on commencement .
Tenants can give two months’ notice any time after move-in .
Landlords generally must give three months’ notice for possession under qualifying grounds .
Expect higher tenant churn, review renewal and marketing workflows .
03
Rent Increases - Section 13 Now the Only Legal Method
Rent review clauses and mid-tenancy increases are abolished .
Landlords can raise rent once per year using Form 4, Section 13 notice .
Tenants can appeal rent increases via the First-tier Tribunal if deemed unfair. .
Guarantors must be notified of rent increases .
Incorrect or late forms can delay or void increases .
04
Property Standards and Compliance
The Decent Homes Standard will apply to private lets, fines may apply for non-compliance .
Awaab’s Law introduces strict timescales to remedy health hazards, for example damp and mould .
A digital PRS database, and an ombudsman are planned to improve transparency and dispute resoluting .
05
Expanded Tenant Rights
Landlords cannot unreasonably refuse pets, compulsory pet insurance requirements removed .
Bidding wars are banned, advertise a fixed asking rent, do not accept offers above it .
No discrimination, do not refuse applicants because of children or benefits .
06
Implementation Timeline
October 2025, Royal Assent
Phase 1 will start on 1 May 2026: Key elements to go live, including the abolition of Section 21, the transition to periodic tenancies, rent increases being limited to once per year
Phase 2 between 2026 - 2028, including the introduction of the PRS database and the landlord ombudsman
Phase 3 from 2030 onwards, including the application of Awaab's Law and the Decent Homes Standard to the PRS
07
Landlord action checklist
Review ASTs: Prepare for conversion to periodic tenancies
Plan for rent reviews: Set up annual Section 13 schedule and notice templates
Update eviction processes: Familiarise yourself with Section 8 grounds and Form 3 requirements
Audit property standards: Ensure you meet the Decent Homes Standard.
Protect your income: Take up Rent Protection and Legal Expenses cover
Communicate clearly: Reassure tenants about changes and highlight your commitment to compliance.
Still have questions about the 2026 New Rental Legislation? Let us ensure your property remains fully compliant.
Whether it is navigating possession strategies after the abolition of Section 21 or the new procedures for annual rent increases , the London Homes team is here to provide the most precise legal guidance. We help you secure steady rental income through this period of policy transition.
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