Why this matters
The Renters' Rights Act received Royal Assent on 27 October 2025 and reforms the private rented sector in England. Assured shorthold tenancies are replaced by a single system of periodic assured tenancies.
Headline changes
- No more fixed terms. Tenancies run month to month (or by the rent period, up to a month) and continue until the tenant ends them or the landlord proves a ground for possession.
- Section 21 abolished. No-fault eviction is removed. Possession must be sought on a statutory ground with the correct notice.
- Rent increases. Once a year, by a section 13 notice only, with the tenant able to challenge at the First-tier Tribunal.
- Pets. Tenants can request a pet and the landlord must not unreasonably refuse.
- Rental bidding banned. You must advertise a rent and cannot accept offers above it.
- Discrimination banned. No blanket bans on benefit claimants or families with children.
- Ombudsman and database. Private landlords must join a redress scheme and register on the Private Rented Sector Database.
- Decent Homes Standard and Awaab's Law are extended to the private rented sector.
What to do now
- Stop issuing section 21 notices and move your possession planning to the statutory grounds.
- Replace fixed-term tenancy templates with periodic assured tenancy agreements.
- Diarise rent reviews as annual section 13 notices.
- Watch for the commencement dates for redress and the database, and register when they open.