What is the Renters' Rights Act 2025?
The Renters' Rights Act is the biggest change to renting in England in a generation. Part of it is already in force; part is still to come. Here is what it is, what has changed, and what to watch for.
The basics
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and reforms the private rented sector in England. Housing is devolved, so Wales, Scotland and Northern Ireland have their own separate systems — the Act does not apply there. Its provisions are being commenced in stages by regulations rather than all at once.
What is already in force (since 1 May 2026)
The first main phase came into force in England on 1 May 2026. From that date:
- •Section 21 "no-fault" evictions are abolished — possession must now use a ground. See section 21 abolition explained.
- •Assured tenancies are now periodic, with no fixed term or end date. See periodic tenancies explained.
- •Reformed grounds for possession apply.
- •Rent may be increased once a year using the statutory process, with two months' notice; rental bidding and excessive advance rent are restricted.
- •Tenants can request to keep a pet, which cannot be unreasonably refused, and new anti-discrimination rules apply to benefits and children.
Local authorities gained new investigatory and enforcement powers from 27 December 2025.
What is still to come
Several major parts are being introduced later, by regulations, and are not yet in force: the private rented sector (PRS) database (landlords required to register), a PRS Landlord Ombudsman, the extension of a Decent Homes Standard to the private rented sector, and Awaab's Law-style timescales for serious hazards in the sector. These are forthcoming — their detail and go-live dates are set separately, so always check GOV.UK for the current position rather than treating them as current law.
Keep your compliance evidence ready
Complys keeps the property-compliance evidence in order for the duties as they take effect — safety certificates (gas, EICR, EPC), condition and hazard records, and readiness for the PRS database and Decent Homes Standard. It is not a lettings or tenancy-management system and does not draft notices or manage possession.
Renters' Rights Act compliance →FAQs
What is the Renters' Rights Act 2025?
It is the biggest reform of renting in England in a generation. It received Royal Assent on 27 October 2025, and its first main phase came into force in England on 1 May 2026 — abolishing section 21 'no-fault' evictions, converting assured tenancies to periodic tenancies, reforming the grounds for possession, and changing the rules on rent increases, rental bidding, advance rent, pets and discrimination.
Is it in force yet?
In part. The 1 May 2026 provisions are in force. Other major parts — the private rented sector (PRS) database, a PRS Landlord Ombudsman, the extension of a Decent Homes Standard to the PRS, and Awaab's Law-style timescales for the sector — are being introduced later by regulations and are not yet in force. Always check GOV.UK for the position on the day.
Does it apply across the UK?
No. The Renters' Rights Act 2025 applies to England. Housing is devolved: Wales, Scotland and Northern Ireland have their own separate systems, so the Act's provisions do not apply there.
What does a landlord or agent need to do?
Understand which provisions are in force, make sure tenancies and processes reflect them, and keep the compliance evidence — safety certificates, condition and hazard records — in order for the duties that apply now and those coming in. For legal steps on tenancies or possession, use a solicitor or a tenancy-management platform.
Related: section 21 abolition, periodic tenancies, and Renters' Rights Act compliance. England-specific; general information, not legal advice — check GOV.UK for the current position.