The Renters Rights Act 2025 is the biggest overhaul of private rented sector law in a generation. For most landlords, the changes are manageable if you understand them clearly and make the right adjustments now. This guide runs through each core provision, explains what it means in practice, and tells you what to do next.
No-fault evictions are gone
Section 21 notices, which allowed landlords to end a tenancy without giving a reason, have been abolished. You can no longer serve one. If you need a tenant to leave, you must rely on a Section 8 notice and cite a valid legal ground.
The most common grounds include serious rent arrears (Ground 8, where at least two months of rent is unpaid at the time of both notice and hearing), breach of tenancy terms (Ground 12), and the landlord wishing to sell or move into the property (Grounds 1 and 1A). The notice periods and criteria for each ground are specific, so speak to a solicitor or ask our team before serving any notice. Serving one incorrectly will delay possession significantly.
This does not mean you are stuck with a bad tenant. The Section 8 process works when used correctly. Good record-keeping, prompt rent-arrears chasing, and clear tenancy agreements all make the process faster if it comes to that.
The official Information Sheet is now mandatory
You are legally required to give every tenant the Renters Rights Act Information Sheet issued by the government. This must be provided at the start of the tenancy. Failing to do so can result in a fine, and it may also affect your ability to rely on certain possession grounds.
Keep a signed copy or a delivery record as proof. If you use a managing agent, confirm with them that they are issuing the sheet as part of their sign-up process.
Fixed-term tenancies no longer exist
All tenancies are now periodic from the outset. There are no more six-month or twelve-month fixed terms. A tenancy runs month to month (or week to week, depending on how rent is paid) indefinitely until either party ends it correctly.
For renewals, there is nothing to renew in the traditional sense. If a tenancy is already running, it simply continues. You do not need to issue a new agreement each year. What you do need to do is keep your paperwork current and make sure your standing agreements reflect the new legal framework.
Rent increases: the Section 13 process
You can still raise the rent, but you must use the Section 13 procedure. This requires you to serve a formal notice on the prescribed government form, giving the tenant at least two months written notice of the new rent. The tenant has the right to challenge the increase at a First-tier Tribunal if they believe it is above the market rate for the property.
You cannot include rent-review clauses in tenancy agreements that bypass this process. One increase per twelve-month period is the limit. Keep your proposed increase in line with local market rents to minimise the risk of a successful challenge. Our team can advise on current comparable rents in your area.
Pets: a duty to consider reasonable requests
Tenants now have the right to request permission to keep a pet, and you have a legal duty to consider that request and not refuse it unreasonably. A blanket no-pets clause is no longer enforceable as a first response.
You can require the tenant to take out pet damage insurance, and you can refuse on genuine grounds such as the property being unsuitable. Document your reasoning either way. If you grant permission, update the agreement to reflect it.
No bidding wars, no above-advertised rents
Landlords and agents are banned from inviting or accepting offers above the advertised asking rent. If you list a property at a given figure, that is the ceiling. You cannot accept a higher offer even if a tenant volunteers one. Make sure any agent acting for you understands this. Advertising a clear, fixed rent from the outset is both a legal requirement and good practice.
Your 2025 compliance checklist
- Stop using Section 21 notices and familiarise yourself with Section 8 grounds.
- Issue the official Information Sheet to all new tenants and keep proof of delivery.
- Update your tenancy agreements to remove fixed-term structures and unlawful rent-review clauses.
- Use Section 13 notices for any rent increase and give at least two months notice on the correct form.
- Handle pet requests in writing and respond with documented reasoning.
- Advertise a fixed rent and do not accept offers above it.
Looking ahead to 2026
Two more changes are approaching that landlords should start preparing for now. Making Tax Digital for Income Tax is due to apply to landlords with rental income above the threshold from April 2026, meaning quarterly digital submissions to HMRC rather than a single annual return. Speak to your accountant about switching to compatible software.
EPC requirements are also expected to tighten, with the government signalling a move toward a minimum EPC rating of C for new tenancies. The exact timeline is still being confirmed, but if your property currently sits at D or below, it is worth getting an updated assessment and budgeting for any improvement works.
The Renters Rights Act asks more of landlords than before, but none of it is unworkable. Get your paperwork right, keep records, and take advice early when issues arise. If you want to talk through how any of these changes affect your property or portfolio, our lettings team is happy to help.
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