Section 21 abolished. Periodic tenancies mandatory. New possession grounds, rent increase rules, and landlord database obligations — everything private landlords need to understand.
Awaiting commencement order. The Act has received Royal Assent but is not fully in force. Check current status before acting. This guide is updated when the commencement order is published.
Key facts at a glance
Awaiting Commencement Order — not fully in force at time of writing. Check current status before acting.
The Renters' Rights Act 2025 is the most significant change to private rented sector law in England in a generation. It abolishes Section 21 no-fault evictions, replaces fixed-term assured shorthold tenancies with periodic tenancies, introduces a new set of statutory grounds for possession, and changes how rent increases are managed. Every private landlord in England needs to understand what has changed and what it means for the way they manage their properties.
This guide sets out what the Act does, what it means in practice, and what landlords need to do in response. It is written for landlords managing their own properties and for those using a letting or management agent. Where the Act is still awaiting commencement or where guidance is still developing, we say so clearly.
If you manage residential property and want compliance handled on your behalf, our landlord compliance management service covers the Renters' Rights Act obligations as standard — from correct tenancy structure through to Section 13 rent increase notices and Section 8 possession proceedings. Available nationwide.
The changes apply to all assured tenancies — which covers the overwhelming majority of private rented properties in England.
| Area | Before | After RRA 2025 |
|---|---|---|
| Tenancy type | Fixed-term AST — tenant bound for 6 or 12 months | All tenancies periodic from start — no fixed term binding tenant |
| No-fault eviction | Section 21 available — no reason required | Section 21 abolished — possession requires a statutory ground |
| Ending a tenancy | Section 21 or Section 8 with grounds | Section 8 only, using grounds in Schedule 1 of the Act |
| Tenant notice period | As per tenancy agreement — often 1 month | Minimum 2 months' notice by tenant to end periodic tenancy |
| Rent increases | Contractual — as per rent review clause in AST | Once per year maximum, via formal Section 13 notice only |
| Challenging rent | Limited routes for tenants | Tenant can refer Section 13 notice to First-tier Tribunal |
| Pets | Landlord could refuse without reason | Landlord must consider requests and cannot unreasonably refuse |
Section 21 of the Housing Act 1988 gave landlords the right to recover possession of a property at the end of a fixed term, or during a periodic tenancy with two months' notice, without needing to give any reason. It was the mechanism most commonly used by landlords who wanted a tenant to leave — whether to sell, refurbish, move back in, or simply end the tenancy.
The Renters' Rights Act abolishes Section 21 for all assured tenancies in England. Once the Act is fully in force, possession will require a valid ground under Schedule 1 of the Act, served via a Section 8 notice.
You cannot end a tenancy simply because you want the property back. You need a reason that falls within the statutory grounds — tenant fault grounds (arrears, breach, anti-social behaviour) or landlord grounds (selling, moving in).
A landlord who uses the 'selling' ground (Ground 1A) to recover possession but then re-lets rather than sells will face a Rent Repayment Order and a 12-month re-letting restriction. The grounds are not interchangeable.
Section 21 notices served before commencement may still be valid. Transitional provisions will govern the treatment of notices served before the commencement date. If you have served a Section 21 notice and the commencement date passes before proceedings are resolved, seek legal advice on the specific transitional position.
Schedule 1 of the Act sets out the grounds on which a landlord can seek possession. Some are mandatory — the court must grant possession if the ground is proved. Others are discretionary — the court considers whether it is reasonable to grant possession.
At least two months' rent arrears at both the notice date and the court hearing date.
Serious anti-social behaviour.
Persistent arrears — rent more than two weeks late on three occasions within a three-year period.
Landlord or close family member intending to occupy as only or main home. Minimum 4 months' notice.
Landlord intending to sell. Minimum 4 months' notice. Cannot be used in first 12 months. Re-letting within 12 months triggers Rent Repayment Order.
Persistent delay in paying rent.
Breach of tenancy obligations.
Deterioration of the property.
Nuisance or annoyance to neighbours.
The notice period matters as much as the ground. Each ground has a specified minimum notice period — ranging from two weeks (serious rent arrears) to four months (selling or moving in). A Section 8 notice served with an incorrect notice period is defective and will not support possession proceedings.
The Act replaces fixed-term assured shorthold tenancies with periodic tenancies as the default structure. A tenant can no longer be locked into a fixed term — all tenancies roll on a periodic basis from the start.
The certainty of a fixed term. A tenant can give two months' notice to leave at any point after the first two months. Tenancy duration becomes less predictable.
No end-of-fixed-term negotiation, no renewal decision, no Section 21 uncertainty. The tenancy continues until either party ends it on correct notice.
Existing fixed-term tenancies will be converted to periodic tenancies under transitional provisions. Landlords with existing tenancies cannot treat themselves as exempt.
The Act introduces a new regime for rent increases. Rent can only be increased once in any 12-month period, and only via a formally served Section 13 notice. Contractual rent review clauses in tenancy agreements are no longer effective.
Must be in prescribed form. Must give minimum two months' notice. Must specify a date that falls at the start of a rental period. One notice per 12-month period maximum.
A tenant can refer a Section 13 notice to the First-tier Tribunal. The Tribunal determines open market rent — which can be set lower than proposed, or higher if the current rent is below market.
Getting the Section 13 notice wrong is expensive. A defective notice means the rent does not increase. You lose that rental income permanently — you cannot back-date the increase once the error is discovered. If you miss the window, you must wait 12 months from the last valid notice before increasing rent again.
The Act creates specific obligations. Some require immediate action on commencement. Others are ongoing.
| Action required | Priority |
|---|---|
| Review all existing tenancy agreements for prohibited clauses. Fixed-term clauses and rent review clauses that conflict with the Act may be void. Identify and document before commencement. | Immediate |
| Stop issuing Section 21 notices on commencement. Any Section 21 notices served after the commencement date are invalid. Update your process immediately. | Immediate |
| Understand the Section 8 grounds and notice periods. Know which grounds apply to your situation and the correct notice period before you need to serve notice. | Immediate |
| Set up Section 13 rent review process. Rent increases require a correctly served Section 13 notice. Build this into your annual management calendar. Do not rely on contractual rent review clauses. | Ongoing |
| Establish a pet request process. Document your assessment of any pet request and reasons for any refusal. A blanket no-pets policy is likely to be treated as an unreasonable refusal. | Ongoing |
| Register with the Private Rented Sector Database. Registration will be required. Details and timeline to be confirmed in secondary legislation. Monitor for updates. | When required |
| Update new tenancy agreements. New agreements must reflect the periodic structure and remove clauses that are no longer valid under the Act. | Before new tenancy |
The Act strengthens enforcement and introduces new financial penalties for landlords who breach its requirements.
| Breach | Penalty |
|---|---|
| Serving a Section 21 notice after commencement | Invalid notice. Costs of proceedings. Potential Rent Repayment Order. |
| Using Ground 1A (selling) and re-letting within 12 months | Rent Repayment Order. Cannot re-let during 12-month restriction period. |
| Failing to register on the Private Rented Sector Database | Civil penalty. Inability to serve valid notices until registered. |
| Defective Section 13 notice | Rent does not increase. Lost income cannot be recovered retrospectively. |
| Unreasonably refusing a pet request | Potential Tribunal application by tenant. |
Our landlord compliance management service covers RRA 2025 obligations as standard — correct tenancy structure, Section 13 rent increase notices served correctly and on time, Section 8 process managed when needed. Available nationwide.
Related guides
This website uses cookies. By continuing to use this site, you accept our use of cookies. Learn more
