The Renters' Rights Act: A Deep Dive for UK Landlords

The Renters' Rights Act 2025 is the most significant change to English private renting law in 30 years. From 1 May 2026, it abolished Section 21 "no fault" evictions in the PRS, strengthened tenant rights, and started the phased move towards a PRS database and ombudsman. Here's what it actually means for your portfolio.

Abolition of Section 21

The headline change: landlords will no longer be able to evict tenants without giving a reason. All evictions will require grounds under a reformed Section 8. New grounds are being added to cover situations that Section 21 previously handled, such as the landlord wanting to sell or move back in.

New and reformed Section 8 grounds

The Act introduces or strengthens several grounds:

• Landlord wants to sell: New mandatory ground with a notice period
• Landlord or family wants to move in: New mandatory ground (cannot be used in the first 12 months)
• Repeated rent arrears: New mandatory ground for tenants who've been in 2+ months arrears three times in 3 years
• Antisocial behaviour: Strengthened grounds with a faster court process

Periodic tenancies by default

All new assured private tenancies are periodic (rolling monthly) from the start, and existing ASTs moved to assured periodic tenancies on 1 May 2026. Tenants can usually leave with 2 months' notice. This is a major shift — no more guaranteed 12-month income from a fixed AST.

The Property Portal

A new government-run online register where all landlords must register themselves and their properties. It will hold compliance records, enforcement history, and contact details. Local authorities will use it for enforcement. Landlords who fail to register will face penalties.

Rent increases

Rent increases are limited to once per year via the reformed Section 13 process, cannot take effect in the first year and require Form 4A with at least 2 months' notice. Tenants can challenge the proposed market rent at tribunal. Rental bidding above the advertised rent is prohibited.

Pets

Tenants will have the right to request to keep a pet. Landlords can only refuse on reasonable grounds (documented in writing). A new insurance framework will allow landlords to require pet damage insurance.

Decent Homes Standard

The Decent Homes Standard — previously only for social housing — will extend to private rentals. All properties must be free from serious hazards, in a reasonable state of repair, and have reasonably modern facilities.

What to do now

• Ensure your Section 8 knowledge is solid — read our Section 8 guide
• Keep impeccable records — every payment, inspection, communication, and complaint
• Ensure all properties meet the Decent Homes Standard — address any serious hazards
• Budget for compliance — the property portal registration is likely to carry a fee
• Don't panic — the fundamentals haven't changed. Good landlords with good properties and good records will adapt