What the Renters’ Rights Act 2025 means for landlords
The Renters’ Rights Act 2025 is now law. We last wrote about this legislation back when the Renters Reform Bill was still making its way through Parliament. We said that big changes to the rental sector were coming; they’re now here. The Bill received Royal Assent and the government has confirmed 1st May 2026 as the implementation date.
This is the most significant overhaul of the private rental sector in a generation. We’ve been preparing for it and we want to make sure you are ready too. Here’s what has changed and what it means for your properties.
Key changes for landlords
The end of fixed-term tenancies and Section 21 – Assured Shorthold Tenancies (ASTs) will be replaced by Assured Periodic Tenancies (APTs), rolling month-by-month with no fixed end date. Section 21 no-fault evictions have been abolished. Possession is still possible, but only on defined grounds via a Section 8 notice, covering legitimate reasons such as selling the property, moving back in, persistent rent arrears, or antisocial behaviour. Tenants can give two months’ notice to leave at any time, in line with their rent due date.
Section 13 annual rent reviews – Rent can only be reviewed once every 12 months and must be based on market rates rather than an RPI calculation; that hasn’t changed. What has changed is the notice period: we now need to give tenants two months’ notice of a rent increase, up from one month. Tenants retain the right to refer an increase to a First-Tier Tribunal if they believe it exceeds the market rate.
Restrictions on advance rent payments – Rent periods are capped at one month and we can no longer request more than one month’s rent in advance, nor accept offers above the advertised asking price. Advance payments have historically been a practical option for tenants without a guarantor. We are currently exploring alternatives including rent guarantee insurance and will keep you updated.
What this means in practice:
As we outlined in our earlier article, the shift is from flexibility to proof and process. Clear records, up-to-date compliance, and robust documentation are essential. Possession claims and rent reviews won’t be about what you say, they’ll be about what you can evidence.
The good news is that if your property is well managed and compliant, the transition is entirely navigable. The landlords who will find this most difficult are those who have relied on Section 21 as a catch-all rather than maintaining proper records and managing tenancies proactively.
How we’re preparing
We’ve been working through the procedural changes required since well before Royal Assent. Across our fully managed, rent collection, and tenant find services, this includes:
Ensuring every property is up to date with EPCs, gas and electrical safety, licences, deposit protection, and ‘How to Rent’ guides
Maintaining full records of arrears, communications, and inspections to safeguard landlords in any possession cases
Reviewing our notice procedures in line with the new legal framework
Exploring alternatives to advance rent payments for tenants without guarantors
We will continue to keep you updated at every stage as further guidance is released ahead of the 1st May 2026 date.
We’re here to help
Whilst this represents a period of real change, it also brings an opportunity to raise standards and strengthen the professionalism of our sector. With the right management in place, you can continue to let with confidence.
If you have any questions about how the Renters’ Rights Act 2025 affects your properties or tenancy agreements, please get in touch with our lettings team.