Renters’ Rights Act 2025: 10 Key Changes for Landlords and Tenants

• Section 21 (“no-fault”) evictions will be abolished. Any valid notices served before the new rules take effect will still be enforceable.
• Section 8 notices will continue, with new and updated grounds for possession, including selling the property, moving in, or a tenant breach.
• Misusing possession grounds (for example, falsely claiming a sale) could result in prosecution or fines of up to £40,000.
• Landlords must now use the revised Form 3 for eviction notices, as Form 6A will no longer be valid.
• Sale-related notices cannot be issued within the first 12 months of a tenancy.

• Tenants must give two months’ notice, ending on the final day of their rental period.
• Licences and contractual tenancies are not yet covered, pending further Government clarification.

• Rent increases can only be made through a Section 13 notice. Tenants may challenge increases through the First-tier Tribunal, which will decide the market rate.
• While a challenge is being reviewed, tenants must continue to pay the current rent.
• Rent in advance is capped at one month’s rent.

• A mandatory Landlord Ombudsman Scheme will be launched, similar to existing agent redress schemes.
• All landlords must register, even if they use a managing agent.
• Annual fees per property will apply (details yet to be confirmed).
• The scheme will handle tenant complaints only — landlords cannot raise complaints against tenants.
• Letting agents will be prohibited from advertising or letting properties for landlords who are not registered.

• A new national PRS database will record landlord information, property details, and compliance history.
• Some information will be publicly available, including offences, financial penalties, and property standards.
• Registration fees and late penalties will apply.
• The PRS Database will eventually replace the “Rogue Landlord Database” and connect with the Property Portal.
• Local authorities will continue to oversee enforcement, and selective licensing schemes will remain in place for now.

• “No DSS” or blanket bans against tenants with children or those on benefits will become unlawful.
• Landlords may still assess affordability and suitability on a case-by-case basis.
• Bidding wars will be banned — landlords and agents cannot request or accept rent higher than the advertised price.
• Breaches could result in fines of up to £7,000 for minor breaches and up to £40,000 for serious or repeated offences.

• Tenants now have the right to request pets, and landlords cannot unreasonably refuse consent.
• Additional pet deposits are not permitted.
• Where a superior landlord or head lease restricts pets, consent may be refused.
• Disputes can be referred to the Ombudsman or the courts.

• The "Decent Homes Standard" is a set of housing standards originally for social housing that is now being extended to the private rental sector.
• Private landlords to maintain their properties to a safe, warm, and habitable standard, addressing health hazards like damp and mold within set timeframes.
• Local authorities can issue improvement notices and rent repayment orders for non-compliance.
• Fines up to £40,000 may apply for breaches.

• Awaab’s Law will be extended to the private rented sector following consultation in 2026.
• Landlords will need to investigate issues within two weeks and begin repairs within seven days (subject to final guidance).
• Failure to act may lead to enforcement action or compensation.

• Local councils will gain enhanced investigatory powers.
• Fines include:
  • Up to £7,000 for minor or first-time offences.
  • Up to £40,000 for serious or repeat breaches.
• Councils may enter properties without prior notice, but landlords must be notified within 24 hours after entry.

For full details, please refer to the official Government guidance or speak to a member of our Lettings team for professional advice.