Renters’ Rights Act 2025 – what landlords need to know

Whilst further regulations are eagerly awaited to bring the Act into force, it is vital that landlords are prepared for the changes. To assist landlords, we’ve outlined the key changes in the summary below.

Existing tenancy agreements and new tenancy agreements

All existing tenancy agreements will automatically convert to an Assured Periodic Tenancy agreement (“APT”) when the Act comes into force. This means:

• No more fixed terms: all tenancies will be rolling with no minimum or maximum period. There is a twelve-month protected period at the commencement during which the landlord cannot evict or move in or sell the property (unless the tenant is in breach of its tenancy obligations) but a tenant can terminate the tenancy by serving a notice of two months in this period
• No end date: tenancies continue month-to-month until ended by a notice by the tenant or a ground is established by a landlord for seeking possession (which have been updated).
• No renewals: the concept of renewing a tenancy is abolished as there is nothing to renew.
• Advanced rent: landlords are no longer able to request that a tenant pays rent in advance of the rental period and any term in the tenancy agreement that may currently exist, that purports to do so, will automatically be null and void. If a tenant voluntarily agrees to pay rent in advance, this is permitted once the tenancy has been signed.

Rent increases

The Act prohibits rental bidding and a landlord will not be permitted to accept rent that is higher than the rent advertised for the property.

Rent review clauses will no longer be valid and the landlord must follow the statutory procedure to increase rent once per year to the market rent, by serving the tenant with a two months’ notice.

The Tenant is entitled to challenge the proposed rent increases at the First-tier Tribunal , which may result in legal costs for landlords.

Ending a tenancy

Tenancies will no longer have a fixed term therefore “section 21 notices” will be redundant and can no longer be used to terminate the tenancy at the end of the fixed term on a “no-fault” basis.

Instead, landlords will need to rely on a ground to evict tenants. There are changes to both the mandatory and discretionary grounds and the notice period for such grounds have been extended up to  months in some cases.

However, there remains grounds such as: tenant rent arrears; the landlord’s intention to sell the property; redevelop, reside in the property; and the tenant breaching its obligations.

A tenant will be entitled to terminate the tenancy at any time with two months’ written notice (or less if the current agreement allows).

Pets

New rules have been introduced to permit pets:

• Right to request a pet: tenants have a statutory right to request a pet, which landlords cannot unreasonably refuse. There is currently no detailed guidance on what will be considered “unreasonable refusal” but landlords will be required to have a valid reason to refuse a request.
• Pet licence: a process will be established for tenants to request pets and for landlords to issue a pet licence.

Private Rented Sector Database

The Act introduces a new landlord database to which all landlords in England that have assured or regulated tenancies will be required to join;

• Mandatory registration: all landlords must register themselves and all of their properties on a new national database, which will be open to the public.
• Documents: expect requirements to upload compliance documents such as EICR and EPC certificates. Details are pending further government guidance.
• Non-Compliance: landlords will face penalties for failing to comply with the Act which are expected to include civil penalties up to £7000 and rent repayment orders of rent up to two years.

Private Rented Sector Landlord Ombudsman Service

Tenants will be able to use a service to report their landlord’s behaviour to the ombudsman. The service will have powers to compel landlords to take action, provide information and/or pay compensation.

Practical steps for landlords

The Renters’ Rights Act 2025 introduces sweeping changes for landlords and tenants alike. This includes:

• Early preparation and proactive compliance will help landlords navigate the transition smoothly and avoid penalties. Such steps include: Consider serving a “section 21 notice” now: section 21 notices that are served prior to the Act coming into force will remain valid once it is in place. You may wish to consider if a section 21 notice is appropriate now before the changes occur and your ability to do so is removed.
• Review and update new tenancy agreements: to ensure compliance with the new rules.
• Prepare for pet requests: by drafting a pet licence template and establishing a clear process.
• Records: ensure you are keeping a record of compliance documents (EICR, EPC, gas safety, HMO license, selective license) in readiness for database registration.
• Stay informed: the Act’s implementation will be phased, with further regulations and guidance expected in the coming months. The timeline has yet to be confirmed however, there may be steps you can take now before the Act is in force.

Wedlake Bell is able to support landlords through this transition, by providing both comprehensive and practical advice on navigating the changes the Act will bring both pre and post implementation. For further information please contact Parminder Sidhu, Aileigh Brough or your usual Wedlake Bell adviser.

This article is for general information purposes only and does not constitute legal advice or a comprehensive statement of the law. Specific legal advice should always be sought in relation to individual circumstances.

Meet the team:

1. 

   • Parminder Sidhu

   • Partner
   • Residential Property

   Visit Parminder's profile
2. 

   • Aileigh Brough

   • Associate
   • Property Litigation

   Visit Aileigh's profile

View the whole team