Renters’ Rights Act 2025 : What England Landlords Must Do Now
A SevenLiving Guide for Private Landlords Across England
The Renters’ Rights Act 2025, in force from 1 May 2026, represents the most significant reform to the private rented sector in England in a generation.
If you are a landlord in England, these changes directly affect how you structure tenancies, increase rent, manage compliance, and regain possession.
At SevenLiving, we support landlords across England to transition smoothly and protect both income and asset value under the new legal framework.
What Is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 (England) reforms residential lettings by:
- Replacing fixed term ASTs with assured periodic tenancies
- Abolishing Section 21 “no fault” evictions
- Strengthening Section 8 possession grounds
- Introducing stricter compliance and documentation standards
- Formalising rent increase procedures
The Act does not remove landlords’ rights — but it raises the evidential and procedural standards required to exercise them.
Key Date for England Landlords: 1 May 2026
From 1 May 2026:
- All new tenancies in England must comply
- Assured Shorthold Tenancies (ASTs) are replaced with open-ended assured periodic tenancies
- Section 21 is abolished for the private rented sector
- Landlords cannot require multiple months’ rent in advance or use advance rent to exclude applicants
Most existing assured and assured shorthold tenancies will automatically transition on 1 May 2026, subject to limited transitional arrangements where notice has already been served.
Preparation cannot wait.
Section 21 Abolished: What Replaces It?
Under the new law:
- Landlords can no longer regain possession without one or more legal grounds
- All possession claims must proceed via Section 8 grounds
- Notice periods are generally longer
- For mandatory rent arrears possession (Ground 8), tenants must owe at least 3 months’ rent both when notice is served and at the hearing
Important: Possession remains possible, but paperwork, evidence, and compliance must be watertight.
Periodic Tenancies: A Structural Shift
All new tenancies are:
- Open-ended
- Terminable by tenants with at least two months’ notice
This removes the “natural breakpoints” created by fixed terms and increases the importance of:
- Careful tenant selection
- Accurate referencing
- Correct service of prescribed information
- Ongoing compliance management
Rent Increases Under the Renters’ Rights Act
Rent increases must now follow a formal legal process:
- Section 13 notices are the only lawful route
- Clear evidence of market rent is required
- Tenants can challenge increases at the First-tier Tribunal
- Rent reviews may occur no more than once every 12 months
There is no rent freeze, but informal or unsupported increases now carry a higher risk of dispute.
Compliance: The Area of Highest Risk
Courts and local authorities are expected to take a stricter approach to:
- Prescribed information
- Gas Safety Certificates
- Electrical Installation Condition Reports (EICRs)
- EPC compliance
- Deposit protection rules
- Proof of service documentation
Missing or incorrect paperwork can delay or invalidate possession claims. Administrative error is now a direct financial risk.
Penalties for Non-Compliance
Penalties may include:
- Civil fines of up to £40,000
- Enforcement action and banning orders
- Criminal prosecution for serious breaches
- Tenant compensation via the Ombudsman
Local authorities have expanded investigatory and enforcement powers. Accurate records and proactive compliance are essential.
No Rental Bidding or Discrimination
From 1 May 2026, landlords and letting agents must comply with new fairness rules:
- Advertised rent must be the rent charged
- Rental bidding wars are prohibited, directly or indirectly
- It is illegal to discriminate against prospective tenants because they:
- Receive benefits, or
- Have children
These rules apply at viewing, application, and offer stages. Breaches may result in financial penalties and regulatory action.
Mandatory Information for Tenants
Landlords (or their managing agents) have a statutory duty to provide qualifying tenants with the official Renters’ Rights Act Information Sheet.
- Must be the exact GOV.UK version
- Must be supplied as a PDF or hard copy
- Existing tenants must receive it by 31 May 2026
Failure to provide the Information Sheet may result in financial penalties and may affect possession proceedings.
Pets
Tenants have a statutory right to request permission to keep a pet:
- Requests must be made in writing
- Landlords must not unreasonably refuse
- Refusal must be based on a valid, evidenced reason (e.g. superior lease restrictions or a genuine property-specific issue)
- Landlords may require appropriate pet insurance as a condition of consent
- Blanket “no-pets” policies are no longer permitted
What This Means for Landlords in England
Landlords should expect:
- Longer-term tenant relationships
- Fewer tenancy reset opportunities
- Higher documentation standards
- Increased scrutiny in disputes
- Greater tribunal involvement
Well-managed properties remain profitable. Poor compliance will become expensive.
Landlord Action Plan for 2026
If you own rental property in England, now is the time to:
- Review tenancy agreements
- Audit compliance documentation
- Prepare for assured periodic tenancy structures
- Update paperwork and provide written statements of terms
- Serve the Renters’ Rights Act Information Sheet to existing tenants by 31 May 2026
- Understand updated Section 8 possession grounds
- Strengthen record-keeping processes
Delaying preparation increases risk.
How SevenLiving Supports Landlords
SevenLiving supports landlords wherever you live, with properties across England:
- Setting up compliant periodic tenancies from day one
- Managing prescribed information correctly
- Handling rent reviews lawfully and strategically
- Maintaining audit-ready compliance records
- Supporting possession claims with correct evidence
- Acting as a regulatory buffer between landlord and tenant
Our Complete Management Service covers tenant management, maintenance coordination, legal compliance oversight, inspections, and structured rent review processes.
Protect your asset. Protect your income. Protect your position under the new law.
Speak to SevenLiving Today
The Renters’ Rights Act 2025 is not a reason to exit the market. It is a reason to professionalise your management.
If you would like tailored guidance on how the new legislation affects your portfolio in England, contact SevenLiving today for a landlord compliance review.
We will:
- Assess your current tenancy structure
- Identify compliance gaps
- Create a transition strategy
- Ensure you are positioned correctly before enforcement intensifies
Let us help you navigate the Renters’ Rights Act 2025 with confidence and keep your portfolio secure, profitable, and stress-free. Contact SevenLiving today for expert guidance, end-to-end compliance support.
Email [email protected] or call 0121 272 5320 to speak to our landlord support team.
Download the Full Guide
The information in this document is intended as general guidance only and does not constitute legal advice. It is based on the Renters’ Rights Act 2025 as understood at the time of publication and may change as further regulations and guidance are introduced. While SevenLiving takes reasonable care to ensure the information provided is accurate, no representations or warranties are made as to its completeness or suitability for any particular situation. SevenLiving will not be responsible for loss or adverse outcomes arising from reliance on this document alone. Landlords are strongly advised to obtain independent legal advice before serving notice, taking enforcement action, or relying on any possession ground.