The Renters’ Rights Act 2025 received Royal Assent in October 2025, concluding its passage through Parliament and signalling a decisive shift in England’s private rented sector. The Government has confirmed a staged commencement, with key measures to be brought in through secondary legislation. Priority changes include the end of Section 21 evictions, a single periodic tenancy model and new accountability structures, with standards measures expected to phase in thereafter.
Introduction
As experienced estate agents in Chelsea and Kensington, we recognise that the new framework reshapes the relationship between landlords and tenants. The Act intends to strengthen security, raise property standards and improve accountability through an Ombudsman and a Property Portal. Timetables will roll out in stages, so preparation is essential. We provide below a brief overview of 10 key changes that will occur now that the Renters’ Rights Bill has become law.
1) End of Section 21
Section 21 ‘no-fault’ evictions will be abolished, removing the ability to regain possession without cause. Landlords must now rely on revised Section 8 grounds, including
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occupation by the landlord or family (Ground 1),
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sale of property (1A),
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rent arrears (8, 10, 11),
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breaches (12)
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anti-social behaviour (14).
Each carries distinct notice periods, making accurate documentation and tenant selection critical. Understanding a prospective tenant’s needs and tenancy expectations will be essential for maintaining stability and ensuring compliance under the new framework.
2) A Single Periodic Tenancy Model
All assured tenancies will convert to a single rolling periodic structure, removing fixed-term agreements. This provides tenants with greater security and flexibility to end a tenancy with notice, while landlords must follow clear legal procedures to regain possession. Consistent documentation and strict compliance will become essential under this new framework.
3) Mandatory Registration: The Privately Rented Property Portal
Landlords will be legally required to register both themselves and their properties on the new Privately Rented Property Portal. This central database will act as a single compliance hub, offering guidance and improving enforcement. Registration fees will apply, and failure to register may result in significant fines or prosecution.
4) New Landlord Ombudsman
All private landlords will be required to join a government-approved Ombudsman scheme, offering tenants a fair and binding route to resolve disputes without going to court. The Ombudsman will handle complaints about landlord conduct or property standards, with decisions enforceable and non-membership subject to financial penalties.
5) Advance Rent Payments
Tenants will no longer be permitted to make advance rent payments when starting a new tenancy. Existing arrangements, such as quarterly or annual payments, may continue until renewal. Tenants unable to prove monthly affordability canuse a private guarantor or an approved insurance-backed scheme.
6) Decent Homes Standard for the Private Rented Sector
The Decent Homes Standard will now apply to private rented properties, setting a legal minimum for safety, repair and energy efficiency. Landlords must ensure homes are free from serious hazards, properly maintained and warm. Early inspections and planned upgrades will be essential for compliance.
7) Awaab’s Law
Time-bound duties to investigate and remedy serious hazards such as damp and mould will be applied, with the social sector starting first and extension to PRS to follow. Landlords will need robust triage, record-keeping and contractor capacity.
8) Fair Rent Increase Process
Annual rent increases must follow prescribed notice routes and can be challenged. This aims to deter back-door eviction through excessive uplifts and to promote fair market alignment.
9) Pets: A Right to Request
Tenants will have the legal right to request permission to keep a pet, which landlords must not unreasonably refuse. Landlords can ask tenants to take out pet damage insurance instead of paying an extra deposit. Clear tenancy clauses and written responses will help ensure fair handling of requests.
10) Anti-Discrimination and Access
The new rules will make it illegal for landlords to refuse to rent to tenants simply because they have children or receive benefits. This change promotes fairer access to homes, while landlords can still assess affordability, references, and suitability individually before agreeing to a tenancy.
Practical Preparation for Landlords
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Strengthen record-keeping for arrears, property condition and tenant conduct to meet new evidential standards.
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Plan and budget for repairs, ventilation and insulation upgrades ahead of Decent Homes and Awaab’s Law requirements.
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Update tenancy agreements, notices and policies to reflect new periodic terms.
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Prepare for Ombudsman membership and Property Portal registration, monitoring commencement dates.
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Maintain fair tenant screening and early arrears support to minimise legal and financial risks.
Market Context
The new rules aim to create a fairer, more stable rental market while maintaining legitimate possession rights. Well-managed blocks and compliant terraced houses or flats that meet standards early are expected to perform strongly as the sector adjusts to implementation timelines.
Conclusion
Maskells supports landlords and resident owners in adapting to the Renters’ Rights Act 2025. By reviewing documentation, updating tenancy processes and ensuring full legal compliance, our team helps safeguard property value and minimise risk across prestigious homes and prime apartments throughout the evolving rental market.
Frequently Asked Questions:
1. Will all fixed-term ASTs end immediately?
No. The Act introduces a single periodic model, but commencement will be staged by regulations. Monitor official updates for the start date and any transition rules.
2. Can I still regain possession to sell or move in?
Yes. Revised grounds allow possession for sale or owner occupation, subject to notice, evidence and safeguards against misuse.
3. How will the Ombudsman affect me?
Membership will be mandatory and provides a binding route to resolve many disputes. Non-membership will be enforceable.
4. What should I do about damp and mould risk now?
Adopt proactive inspections, improve ventilation and maintain clear response logs. Awaab’s Law introduces strict timeframes and potential enforcement for failures.
5. Are rent increases still possible?
Yes, but only once a year via a prescribed route and subject to challenge where excessive.
6. Where can I read the official guidance?
See the Government’s guide to the Renters’ Rights framework and related factsheets on GOV.UK.