Renters Rights Act 2025
Key Changes & Implementation Timeline
Phase 1: Starting 1 May 2026
| Change | Details |
|---|---|
| 1. Section 21 ‘No-Fault’ Evictions Abolished |
• Landlords will no longer be able to use Section 21 of the Housing Act 1988 • All evictions must be through Section 8 using valid, specified grounds |
| 2. Introduction of Assured Periodic Tenancies |
• All new and most existing tenancies will automatically become Assured Periodic Tenancies • Tenants can stay indefinitely unless a landlord uses a valid Section 8 ground • Tenants can leave with two months’ notice |
| 3. Reformed Possession Grounds |
Eviction will only be allowed when landlords have a legitimate, evidenced reason. Grounds will be strengthened for: • Serious anti-social behaviour • Serious or repeated rent arrears |
| 4. Rent Increases Limited to Once Per Year | Landlords must follow the revised Section 13 process, giving tenants two months’ notice before any rent increase. |
| 5. Rental Bidding and Excess Rent in Advance Banned |
Letting agents and landlords cannot: • Encourage or accept bids above the advertised rent • Ask for more than one month’s rent in advance |
| 6. Ban on Discrimination Against Families & Benefit Claimants |
It will be illegal to disadvantage renters because they: • Have children • Receive benefits This includes refusing viewings, withholding information, or declining applications. |
| 7. Pet-Friendly Rule: Landlords Must Consider Requests | Landlords must respond to pet requests within 28 days, providing valid reasons if refusing. |
| 8. Stronger Local Council Enforcement & Rent Repayment Orders |
New measures include: • Expanded civil penalties • Mandatory enforcement reporting • Rent repayment orders extended to superior landlords • Maximum penalties doubled |
|
9. Additional Enforcement Powers (From 27 December 2025) |
Councils gain new investigatory powers allowing them to: • Inspect properties • Request documents • Access third-party data |
Phase 2: From Late 2026 – PRS Database & Ombudsman
Stage 1: PRS Database Rollout
| Registration Requirements |
All private landlords will be required to register, pay an annual fee, and provide key information for each property, including: • Contact details for all landlords • Full property details (address, type, occupancy, furnishings) • Safety certificates (Gas, Electrical, EPC) |
Stage 2: Public Access + PRS Landlord Ombudsman
| Component | Details |
|---|---|
| Database Access |
Once registration is live: • Public access and data sharing will be activated |
| PRS Landlord Ombudsman |
The new mandatory PRS Landlord Ombudsman will launch. The Ombudsman will: • Provide redress for tenants • Support landlords with guidance and training • Operate on a fair, proportionate fee model |
| Implementation Timeline |
Stage 1: Scheme administrator appointed 12–18 months before launch Stage 2: Landlord membership becomes mandatory (expected 2028) |
Phase 3: Decent Homes Standard for the PRS (2035–2037, subject to consultation)
| Standard | Details |
|---|---|
| Decent Homes Standard (DHS) |
• A new Decent Homes Standard (DHS) will apply to all PRS properties for the first time • This will introduce minimum housing quality standards and give councils stronger enforcement powers The government is currently reviewing consultation feedback and will confirm: • Final DHS requirements • Implementation timeline |
|
Energy Efficiency (EPC C by 2030) |
Government proposals require all PRS properties to meet EPC C or equivalent by 2030, unless exempt. |
| Housing Health & Safety Rating System (HHSRS) Update | A full review of the HHSRS will be implemented as part of the DHS rollout. |
| Awaab’s Law Extended to the PRS |
• PRS landlords will have legally enforced deadlines to resolve serious hazards • Further consultation will confirm timeframes |
Secondary Legislation & Supporting Regulations
| Upcoming Regulations |
The government will pass additional regulations to complete the rollout, including: • Commencement regulations for abolishing Section 21 • Rules setting out the information landlords must provide tenants • Exemptions (e.g., Purpose-Built Student Accommodation) A full statutory instrument programme will be published in Annex B. |
Tenancy Agreement Rules
| Tenancy Type | Requirements |
|---|---|
|
New Tenancies (From 1 May 2026) |
• Landlords must supply key information in writing, likely via the tenancy agreement • Draft templates will be available in January 2026 |
|
Existing Tenancies (Pre-May 2026) |
• Written tenancy agreements do not need to be replaced • Landlords must provide the official Information Sheet by 31 May 2026 • Tenancies agreed verbally will require a written summary of terms |
Grounds for Possession: When Can Your Landlord Seek Eviction?
What does this mean for you? Under the Renters Rights Act, your landlord can only evict you using specific legal reasons called “grounds”. There are two types:
- Mandatory grounds – If the landlord proves the ground applies, the court must order possession. The judge has no choice.
- Discretionary grounds – Even if the landlord proves the ground applies, the court can decide whether it is reasonable to evict you. The judge considers your circumstances.
Mandatory Grounds – The court must grant possession if the ground is proven
| Ground | What It Means | Notice Period |
|---|---|---|
| 1 |
Landlord or family wants to move in Your landlord or a close family member wants to live in the property. Cannot be used in the first 12 months of a new tenancy. |
4 months |
| 1A |
Landlord wants to sell the property Cannot be used in the first 12 months of a new tenancy. |
4 months |
| 1B |
Sale under rent-to-buy agreement The landlord is a social housing provider and the property is under a rent-to-buy scheme. |
4 months |
| 2 |
Mortgage lender requires sale The property is mortgaged and the lender is forcing a sale that requires vacant possession. |
4 months |
| 2ZA |
Landlord’s own lease is ending Your landlord rents the property from someone else and that lease is ending. Only applies to social housing providers, agricultural landlords, supported accommodation, or local authority-owned companies. |
4 months |
| 2ZB |
Landlord’s long lease (21+ years) ending Similar to 2ZA but applies where the landlord’s lease was for a fixed term of over 21 years. |
4 months |
| 2ZC |
Superior landlord takes over after lease ends When a landlord’s lease ends, the property owner above them becomes your landlord and seeks possession. Limited to specific landlord types (social housing, agricultural, supported accommodation). |
4 months |
| 2ZD |
Superior landlord takes over (long lease) Same as 2ZC but applies where the superior lease was for a fixed term of over 21 years. |
4 months |
| 4 |
Student accommodation needed The property was let to students in the previous 12 months and is required again. Only usable by specified educational establishments. |
2 weeks |
| 4A |
Student HMO needed for new students A shared student house is needed for new students in line with the academic year. Cannot be used if the tenancy was agreed more than 6 months in advance. |
4 months |
| 5 |
Minister of religion housing The property is held for a minister of religion and is needed for that purpose. |
2 months |
| 5A |
Agricultural worker housing The landlord needs the property to house an agricultural worker. |
2 months |
| 5B |
Employment-linked social housing A social housing provider holds the property for tenants who meet employment requirements (e.g., key workers) and the current tenant no longer qualifies. |
2 months |
| 5C |
Your employment with the landlord has ended The property was provided as part of your job with the landlord and that employment has ended, or the property is needed for a new employee. |
2 months |
| 5D |
Employment requirements no longer met A social housing provider included an employment requirement in your tenancy agreement that you no longer fulfil. |
2 months |
| 5E |
Supported accommodation – tenant not receiving support The property is supported accommodation but you did not enter the tenancy for the purpose of receiving care, support, or supervision. |
4 weeks |
| 5F |
Supported accommodation no longer suitable The supported accommodation is no longer viable or suitable for you due to specific circumstances set out in the law. |
4 weeks |
| 5G |
Temporary homeless accommodation no longer needed The property was used as temporary accommodation for a homeless household and the local authority has confirmed it is no longer needed. Must be used within 12 months of that confirmation. |
4 weeks |
| 5H |
Stepping stone accommodation – eligibility ended You were let the property at affordable rent to help you transition to independent living (e.g., for under a certain age) and you no longer meet the eligibility criteria, or the agreed period has ended. |
2 months |
| 6 |
Landlord wants to redevelop or demolish the property The landlord needs to demolish or substantially redevelop the property and cannot do so while you are living there. Social landlords must provide alternative accommodation. |
4 months |
| 6A |
Decant accommodation – redevelopment complete You were temporarily housed elsewhere while your original home was redeveloped, and that temporary arrangement is ending. |
4 months |
| 6B |
Landlord must comply with enforcement action The landlord is subject to enforcement action and needs possession to comply. The court may require the landlord to pay you compensation. |
4 months |
| 7 |
Death of a tenant – inherited tenancy The tenancy was inherited through a will or intestacy. Can only be used if the new tenant was not living in the property before the previous tenant died, or in certain other limited circumstances. Proceedings must begin within 12 months. |
2 months |
| 7A |
Severe anti-social behaviour or criminal conviction The tenant has been convicted of a listed offence, breached an anti-social behaviour order, or a closure order is in place for more than 48 hours. |
Immediate |
| 7B |
No right to rent (immigration) A tenant does not have the right to rent under immigration law, and the Secretary of State has notified the landlord. |
2 weeks |
| 8 |
Serious rent arrears (3+ months) You owe at least 3 months’ rent (or 13 weeks’ if you pay weekly/fortnightly) both when the notice is served and at the court hearing. |
4 weeks |
Discretionary Grounds – The court decides whether eviction is reasonable in your circumstances
| Ground | What It Means | Notice Period |
|---|---|---|
| 9 |
Suitable alternative accommodation available The landlord can show that suitable alternative accommodation is available for you. |
2 months |
| 10 |
Any amount of rent arrears You are behind on rent by any amount. Unlike Ground 8, the court has discretion and will consider your circumstances. |
4 weeks |
| 11 |
Persistently late rent payments You have a pattern of repeatedly paying rent late, even if you are not currently in arrears. |
4 weeks |
| 12 |
Breach of tenancy agreement You have broken a term of your tenancy agreement (other than paying rent). |
2 weeks |
| 13 |
Damage to the property You have caused the condition of the property to deteriorate through neglect or misuse. |
2 weeks |
| 14 |
Anti-social behaviour or nuisance You, someone living with you, or a visitor has caused nuisance or annoyance to others in the area, or has been convicted of using the property for illegal purposes or of a serious offence in the locality. |
Immediate |
| 14A |
Domestic abuse – perpetrator eviction A social landlord seeks to evict the perpetrator of domestic violence where the partner has fled and is unlikely to return. |
2 weeks |
| 14ZA |
Rioting conviction You or another adult living at the property has been convicted of a serious offence that took place during a riot in the UK. |
2 weeks |
| 15 |
Damage to furniture You have caused the condition of furnished items provided by the landlord to deteriorate. |
2 weeks |
| 17 |
False statement to obtain tenancy You (or someone acting on your behalf) made a knowingly false statement to get the tenancy. |
2 weeks |
| 18 |
Refusing to engage with support (supported accommodation) Your tenancy is for supported accommodation and you are refusing to engage with the support being offered. |
4 weeks |
Key things to remember as a tenant:
- Your landlord must give you the correct notice period before starting court proceedings.
- For mandatory grounds 1 and 1A (landlord moving in or selling), the landlord cannot use these in the first 12 months of your tenancy.
- For discretionary grounds, the court will consider whether it is reasonable to evict you – this means your personal circumstances matter.
- If you receive a notice seeking possession, seek advice promptly from Citizens Advice or Shelter.
