Renters’ Rights Act 2025

The Renters’ Rights Act received Royal Assent on 27 October 2025.

This is a significant piece of legislation impacting the residential private rented sector in England which, once implemented, will:

• Bring about the end of assured shorthold tenancies and section 21 ‘no fault evictions’ and introduce a new periodic tenancy regime with annual rent review. Tenants will be required to give a minimum of two months’ notice to bring a tenancy to an end.
• Prohibit rent review clauses and introduce revised procedures for appealing rent increases.
• Reform certain possession grounds.
• End the practice of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent.
• Introduce anti-discrimination measures in relation to any practices which discourage renting to tenants in receipt of benefits or with children.
• Introduce a new Ombudsman scheme that private landlords must join and a Private Rented Sector Database.
• Introduce a decent homes standard for the private rented sector and also apply ‘Awaab’s Law’ to the sector.
• Introduce enhanced enforcement provisions and sanctions for breaching administrative regulations.
• Give tenants increased rights to request a pet.

The date on which the Act will be brought into force is yet to be confirmed with the government stating that ‘in the coming weeks, ministers will outline how the reforms will be rolled out’. Also outstanding is a large amount of secondary legislation which is necessary for the Act to come into force. To date, the government has not published any of this draft secondary legislation.

The government indicated in the debate on the Bill in the House of Commons on 8 September 2025 that the government ‘will allow for a smooth transition to the new system’. In terms of the end of the assured shorthold tenancies regime and section 21 'no fault' evictions, and the introduction of the new periodic assured tenancy regime, Matthew Pennycook confirmed that the government plans "to introduce the new tenancies for the private rented sector in one stage. On that date, the new tenancy system will apply to all private tenancies: existing tenancies will convert to the new system and any new tenancies signed on or after the date will be governed by the new rules", but he then set out that the government intends to work closely with all parts of the sector to ensure a smooth transition and, crucially, "we will provide sufficient notice ahead of implementation". The government has previously indicated it will provide both landlords and tenants with a ‘full suite of guidance’ to help them prepare.

Other measures are also unlikely to come into force immediately. For example, the government has already indicated that its proposal is that the Decent Homes Standard "becomes an enforceable requirement in privately rented homes from 2035 or 2037".