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: since 1 May 2026, landlords in England's private rented sector can no longer evict tenants without giving a reason. Possession now requires a ground under the reformed Section 8, served on Form 3A. The reformed grounds are already in force, including grounds for a landlord who wants to sell or move in.

New and reformed Section 8 grounds

The Act introduces or strengthens several grounds:

• Landlord wants to sell (Ground 1A): mandatory, 4 months' notice, and the notice cannot end in the first 12 months of the tenancy
• Landlord or close family wants to move in (Ground 1): mandatory, 4 months' notice, with the same 12-month protection
• Serious rent arrears (Ground 8): mandatory where at least 3 months' rent (13 weeks if paid weekly or fortnightly) is owed both when notice is served and at the hearing, with 4 weeks' notice. There is no separate repeated-arrears ground in the final Act
• Antisocial behaviour (Ground 14): discretionary; you can apply to court as soon as notice is served

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

The PRS Database is a government register where landlords must record themselves and their properties. It launches on 15 December 2026, starting in the West Midlands and rolling out region by region; all landlords must be registered by 14 November 2027. Failing to register can mean a civil penalty of up to £7,000, rising to £40,000 or prosecution for repeated or serious breaches.

Rent increases

Rent increases are limited to once per year via the Section 13 process, using 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 can ask in writing to keep a pet. Landlords must reply within 28 days and can only refuse on reasonable grounds. The final Act does not let landlords require pet damage insurance, and any deposit stays within the usual 5- or 6-week cap.

Decent Homes Standard

The Decent Homes Standard — previously only for social housing — will apply to private rentals from 2035. Properties will need to 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
• Plan for the Decent Homes Standard — it applies from 2035, but serious hazards must be dealt with now under the existing rules
• Budget for compliance — PRS Database registration will carry an annual fee
• Don't panic — the fundamentals haven't changed. Good landlords with good properties and good records will adapt