The Renters’ Rights Act 2025 has officially become law, bringing the biggest transformation to the private rental sector in a generation, and potentially granting the largest and most substantive increase in rights to renters in the private sector.
No-Fault Evictions Abolished
Perhaps the most significant change for renters is the end of Section 21 “no-fault” evictions. Landlords will no longer be able to ask tenants to leave without a clear reason. Evictions must now be justified under specific legal grounds, such as:
- Rent arrears
- Property damage
- Landlord’s decision to sell or move back in
This means greater security for renters, who can no longer be forced to move at short notice through no fault of their own. The government plans to modernise the court system to ensure serious cases—such as antisocial behaviour or long-term arrears—can still be handled swiftly.
Rolling Tenancies and Flexibility
The Act replaces fixed-term rental contracts with open-ended periodic tenancies, meaning most tenancies will roll from month to month until either party gives notice.
For tenants, this brings more freedom—no more being locked into long leases or paying large break fees to move. Tenants can leave with proper notice whenever their circumstances change, whether for work, family, or personal reasons.
However, tenants must still provide adequate notice and continue to pay rent during their tenancy.
Limits on Rent Increases
Under the new framework:
- Rent can only be increased once per year.
- Landlords must provide at least two months’ written notice using the official procedure.
- If a tenant believes a rent rise is excessive, they can challenge it through a tribunal, which will review whether the increase is reasonable for the property and location.
The government has also banned rental bidding wars, where tenants compete by offering more than the listed price—a practice increasingly common in high-demand areas.
Better Living Standards
Every rented home must now meet the Decent Homes Standard, setting clear expectations for safety, warmth, and general condition.
Landlords are required to:
- Keep properties free from serious hazards such as damp or mould
- Ensure adequate heating and insulation
- Stay on top of repairs
Local councils will have the power to inspect properties and issue fines if standards are not met, giving tenants higher confidence that their homes are properly maintained.
More Fairness and Choice
The new law strengthens protections against unfair treatment:
- Landlords and letting agents cannot reject applicants simply because they receive benefits or have children.
- Tenants now have the legal right to request permission for pets, which landlords cannot refuse without a valid reason. Insurance or assurances about potential damage may still be required, but blanket “no-pets” rules are no longer allowed.
National Landlord Register
The government is introducing a national database for private landlords, where every rental property must be registered.
This makes it easier for tenants to:
- Check if their landlord is compliant
- Identify landlords who have been fined or banned
It’s a major step toward transparency in a sector that has long lacked public accountability.
Potential Challenges and Market Reactions
While the Renters’ Rights Act 2025 is designed to strengthen tenants’ rights, it may also trigger unintended effects in the rental market:
- Stricter tenant screening
- With “no-fault” evictions abolished, landlords may be more cautious when selecting tenants.
- They might scrutinize credit history, income sources, or even social media activity.
- Although discrimination against benefit recipients or families is illegal, landlords could use indirect reasons like “unsuitable references” to avoid risk.
- Reduced negotiation on rent
- Rent can only increase once per year with a tribunal process for disputes.
- While this protects tenants from sudden hikes, landlords can still adjust to market rates, potentially reducing flexibility for tenants who previously negotiated lower renewals.
- Some landlords may exit the market
- Higher compliance and maintenance responsibilities may lead some small landlords to sell properties or stop renting.
- In the short term, this could reduce housing supply and push up rents, creating structural challenges in the private rental sector.
