The Renters’ Rights Act 2025 (RRA) is now law — and it’s transforming the foundation of private renting in England. With Section 21 “no-fault” evictions abolished and Assured Shorthold Tenancies (ASTs) replaced by a single Assured Periodic Tenancy, both landlords and tenants must adapt to a brand-new legal landscape.
This second part of our five-day series explores what the new tenancy model looks like, how possession will now work, and what landlords must do to stay compliant when the changes go live.
From Fixed-Term ASTs to Assured Periodic Tenancies
The biggest structural change under the RRA is the end of fixed-term tenancies. All new and existing tenancies will convert to a rolling periodic tenancy when the Act is fully implemented.
What this means:
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There will be no fixed end date. Tenancies will continue indefinitely until ended by either the tenant or landlord.
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Tenants can give two months’ notice at any time to leave.
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Landlords can only end a tenancy by serving notice using specific legal grounds (under the new Section 8 regime).
This means landlords must plan for more flexible tenancies — but it also brings longer-term stability for tenants.
New Rules for Landlord Possession
The abolition of Section 21 doesn’t mean landlords have lost the ability to regain their property. It just means every eviction now requires a legal ground.
1. Selling or Moving Back In
Landlords can still recover their property if they intend to sell or move in themselves — but there are strict new rules:
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These grounds can’t be used during the first 12 months of a tenancy.
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Landlords must give four months’ notice.
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The property cannot be re-let or marketed for 12 months after possession.
This is designed to prevent misuse and ensure the system remains fair.
2. Rent Arrears
Landlords will still have the right to evict tenants for non-payment of rent, but the rules are tighter:
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The mandatory ground now applies only where tenants are in at least three months’ arrears.
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The notice period has increased to four weeks.
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A discretionary ground remains for cases of persistent late payment.
This ensures tenants have a fair chance to resolve arrears while maintaining landlords’ right to recover unpaid rent.
3. Anti-Social Behaviour and Damage
Grounds for anti-social behaviour, property damage, or illegal activity remain largely unchanged — landlords can act immediately where serious issues arise.
However, evidence requirements are expected to be stricter. Landlords should start maintaining detailed incident logs, communications records, and witness statements to strengthen their cases if possession is needed later.
4. Compliance Conditions for Possession
Under the new system, some possession grounds will only be available if landlords are properly registered and compliant.
Before serving notice, landlords must confirm that:
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The tenancy deposit is correctly protected and prescribed information issued.
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The landlord is registered on the new PRS Database (once active).
Failure to meet these conditions could invalidate possession claims.
Rent Increases: One Per Year, With Notice
The RRA standardises the process for rent increases:
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Rent can only be raised once every 12 months.
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Landlords must serve a Section 13 notice giving two months’ notice.
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Tenants can challenge the increase through the First-tier Tribunal if they believe it’s above market rate.
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The Tribunal cannot set rent higher than the landlord’s proposed figure.
This change creates a clear, consistent system — one that avoids surprise rent hikes and keeps the process fair for both sides.
What Landlords Should Do Now
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Review tenancy templates — remove fixed terms and update clauses to reflect the new periodic model.
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Audit your possession processes — ensure notices, grounds, and evidence templates comply with the new law.
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Keep your documentation organised — rent records, maintenance logs, and communication history will all be vital for evidence-based possession claims.
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Train your staff or agents — make sure everyone understands the updated grounds, notice periods, and rent-increase process.
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Prepare for the PRS Database — when it launches, registration will be mandatory for most landlords.
Coming Up Tomorrow
In Day Three, we’ll look at the new standards and enforcement mechanisms — including the upcoming Private Rented Sector Ombudsman, landlord database, Decent Homes Standard, and the extension of Awaab’s Law to private rentals.
Contact NetRent
Telephone: 01352 721300
Email: support@netrent.co.uk
Legal Disclaimer
NetRent does not provide legal advice. The content of this article represents our understanding of rental property law as of November 2025 and is intended for general informational purposes only. Landlords and tenants should seek independent legal or professional advice before taking action based on this material.