The timeline
The Renters’ Rights Act represents a significant shift in the balance between landlords and tenants. The main changes are already in force, and more are on the way.
- Royal Assent
The Renters’ Rights Act 2025 becomes law.
- Council investigatory powers
Councils gain stronger powers to investigate landlords.
- The main changes take effect
Section 21 ends, tenancies become periodic, new rent increase rules, pet requests and anti-discrimination rules.
- Landlord register opens
The Register Your Rental Property service begins rolling out. London registers from 15 July to 14 October 2027.
- Expected 2028Landlord Ombudsman
Mandatory membership of a new private rented sector ombudsman.
- Proposed for 2035 or 2037Decent Homes Standard
Expected to apply to privately rented homes, with dates still under consultation.
The headline changes
Section 21 abolished
“No fault” evictions have ended. Landlords can no longer regain possession without a valid, specified legal ground.
Periodic tenancies
Fixed-term assured shorthold tenancies have been replaced by periodic tenancies. Tenants give at least two months’ notice.
Rent increase rules
Rent can be increased once a year with a Section 13 notice and at least two months’ notice. Tenants can challenge increases above market.
Grounds for possession
Reformed grounds remain, including sale, landlord occupation and serious rent arrears, but they must be properly evidenced.
Rental bidding and rent in advance
One advertised rent, no bidding above it, and rent in advance capped at one month.
Pets and fair access
Tenants can request a pet, with a written reply within 28 days. No discrimination against families or benefit recipients.
A new register and ombudsman
A private rented sector database and a landlord ombudsman are being introduced, which most landlords will be required to register with and join. For London, registration on the Register Your Rental Property service runs from 15 July to 14 October 2027, at £65 per property each year. Courts will not grant possession to a landlord who is not registered.
What this means for you
The practical takeaway is that letting compliantly is now more demanding. Tenancy agreements, possession processes and property standards all need to reflect the new regime. Getting any of it wrong carries real risk, from being unable to regain possession to facing penalties of up to £40,000.
The good news is that none of this needs to be a burden. A well-managed letting, with the right paperwork, current certificates and a property kept to standard, sits comfortably within the new rules.
