The private rented sector in England has entered a new era.
The Renters’ Rights Act 2025 is one of the most significant reforms to landlord and tenant law for decades. It changes how tenancies work, how landlords recover possession, how rent increases are handled, how properties are advertised, how tenant requests are considered and how future regulation of the private rented sector will operate.
For landlords, the key point is this: the Act is not just about the end of Section 21.
It is a much wider reset of the private rented sector. Some changes are already in force. Others are still to come. That means landlords need to understand both the rules applying now and the reforms that are being phased in later.
A new rental landscape
For many years, the private rented sector has been built around the assured shorthold tenancy, fixed-term agreements and Section 21 possession notices.
That structure has now changed.
The Renters’ Rights Act moves private renting towards a system based on:
- rolling periodic tenancies;
- statutory possession grounds;
- clearer written information;
- more formal rent increase procedures;
- restrictions on rental bidding;
- stronger rules against discriminatory letting practices;
- greater consideration of pet requests;
- future landlord registration through a private rented sector database;
- future redress through a landlord ombudsman;
- stronger standards around property condition and hazards.
This means landlords will need to rely less on informal practice and more on accurate records, correct documents and properly evidenced decisions.
The biggest headline: Section 21 has ended
The end of Section 21 “no-fault” eviction is the most widely discussed part of the Act.
Landlords can no longer rely on Section 21 in the way they used to. Instead, possession must be based on a valid statutory ground.
This does not mean landlords can never recover possession. It means they must now show a recognised legal reason.
That reason might include rent arrears, serious breach of tenancy, anti-social behaviour, the landlord needing to sell, or the landlord or a close family member needing to move into the property.
The practical change is significant. Under the old system, many landlords viewed Section 21 as a backstop. Under the new system, the landlord’s reason, evidence and paperwork matter much more.
Possession is now more evidence-led
Because possession must now be based on statutory grounds, landlords should expect possession claims to be more evidence-driven.
A landlord may need clear records showing:
- rent arrears history;
- dates and amounts of missed payments;
- correspondence with the tenant;
- inspection records;
- complaints;
- repair issues;
- anti-social behaviour evidence;
- property damage;
- intention to sell;
- intention to move back into the property;
- notices served;
- forms used;
- dates of service.
This makes informal record-keeping risky. A landlord who cannot evidence the reason for possession may struggle if the matter reaches court.
It also means landlords need to think ahead. Evidence should not be created only when a dispute begins. It should be built into normal tenancy management.
Fixed terms have changed
The Act changes the tenancy model for the private rented sector. The old reliance on fixed-term assured shorthold tenancies has been replaced by a system of assured periodic tenancies for most private rented sector assured tenancies.
This means tenancies continue on a rolling basis rather than simply ending at the expiry of a fixed term.
For landlords, this affects:
- tenancy agreement wording;
- renewal processes;
- possession planning;
- rent review clauses;
- tenant notices;
- property management systems;
- assumptions about when a tenant must leave.
Old tenancy templates may now be out of date. Any document still written around a traditional fixed-term AST model should be reviewed carefully.
Written information matters more than ever
The Renters’ Rights Act increases the importance of written tenancy information.
Landlords need to make sure tenants receive the information required under the new regime. This may include written tenancy terms, information sheets or prescribed information depending on the circumstances.
This is not just paperwork for the sake of paperwork. Written information helps establish the tenancy terms, clarify responsibilities and reduce disputes.
Landlords should make sure they can show:
- what information was given;
- when it was given;
- who received it;
- how it was delivered;
- which version of the document was used.
In the new rental system, evidence of service is likely to become increasingly important.
Rent increases are more formal
Rent increases are another area where landlords need to be careful.
The Renters’ Rights Act changes how rent increases work. The general direction is that rent increases should be handled through a formal process, with proper notice and an opportunity for tenants to challenge increases that are above market rent.
This means landlords should avoid casual rent increase messages or informal arrangements that do not follow the required process.
Before proposing a rent increase, landlords should consider keeping evidence of:
- comparable local rents;
- property condition;
- recent improvements;
- location;
- size;
- amenities;
- market conditions.
Rent increases are likely to become more transparent and more challengeable. A landlord who proposes an increase without any market evidence may find it harder to justify if challenged.
Rental bidding is restricted
The Act also tackles rental bidding.
Landlords and agents must be careful not to encourage or accept offers above the advertised rent. This changes how properties should be marketed.
Risky wording may include phrases such as:
- “offers over”;
- “best and final rent”;
- “higher offers considered”;
- “applicants invited to bid”;
- “rent from £X”.
The safer approach is to advertise a clear rent and stick to the proper process.
This is another example of the Act changing behaviour before a tenancy even begins. Compliance now starts at the advertising stage.
Discrimination rules are more prominent
The Renters’ Rights Act also strengthens the focus on fair access to rented housing.
Landlords need to be careful about blanket exclusions relating to families with children or tenants receiving benefits. The direction of the legislation is clear: landlords should not use broad policies that automatically exclude whole groups of potential tenants.
This does not mean landlords cannot assess affordability or suitability. They can. But they should use fair, consistent and evidence-based criteria.
Examples of risky wording or practice may include:
- “No DSS”;
- “professionals only”;
- “no children”;
- “not suitable for families”;
- refusing applicants solely because they receive benefits;
- refusing applicants solely because they have children.
Landlords should focus on the property, affordability, occupancy limits, referencing outcomes and legitimate suitability factors rather than blanket exclusions.
Pet requests need proper consideration
The Act also changes the tone around pets in rented homes.
Landlords should no longer assume that a blanket “no pets” approach is safe. Tenant pet requests need to be considered properly, and refusal should be based on a valid reason.
A valid reason might include:
- leasehold restrictions;
- property unsuitability;
- animal welfare concerns;
- shared accommodation issues;
- allergies in shared housing;
- insurance limitations;
- genuine risk of damage in specific circumstances.
The important point is that the landlord should consider the request on its facts.
A simple automatic refusal may no longer be enough. Landlords should record the request, consider it properly and keep a clear note of the reason for any refusal.
Local authority enforcement has become more important
The Renters’ Rights Act also strengthens the role of local authorities.
The Act is not just about tenant rights in court. It also gives councils a greater role in investigating breaches and enforcing standards. Some breaches may lead to financial penalties, and more serious breaches may carry higher consequences.
For landlords, this means the risk is not limited to disputes with individual tenants. Poor documents, incorrect notices, misleading adverts or failure to follow required processes may also attract attention from enforcement bodies.
This is another reason why landlords should keep clear records and avoid relying on informal arrangements.
What has not fully come into force yet?
One of the most important things landlords need to understand is that the Renters’ Rights Act is being implemented in phases.
Some key reforms are already operating. Others are still ahead.
That means landlords should avoid thinking of the Act as a single deadline that has now passed. It is better understood as a rolling reform programme.
The PRS Database is still to come
One of the major future reforms is the new Private Rented Sector Database.
This database is expected to bring together key information for landlords, tenants and councils. It is likely to make landlord and property information more visible and easier to check.
This could become a major practical change for landlords.
The database is expected to support tenants in understanding who they are renting from and help councils target enforcement. It may also require landlords to keep more organised records about each rental property.
Landlords may need to keep clear records of:
- property details;
- landlord details;
- safety documents;
- tenancy information;
- licences;
- EPCs;
- gas safety records;
- electrical safety reports;
- other compliance documents.
The precise requirements will depend on final regulations and guidance, but the direction is clear: the private rented sector is becoming more transparent.
The Landlord Ombudsman is still to come
Another major future reform is the introduction of a private rented sector Landlord Ombudsman.
This is significant because it may change how landlord and tenant complaints are handled.
At present, many disputes escalate through informal negotiation, local authority complaints, deposit schemes, solicitors or court proceedings. A Landlord Ombudsman would create another route for tenants to raise complaints and seek redress.
For landlords, this makes complaint handling more important.
Landlords should keep records of:
- repair requests;
- response times;
- contractor instructions;
- complaint correspondence;
- decisions made;
- reasons for decisions;
- photographs;
- inspection notes;
- completed works;
- unresolved issues.
A future Ombudsman process is likely to place weight on whether the landlord acted reasonably and kept adequate records.
Awaab’s Law is expected to extend into the private rented sector
Another future reform is the expected extension of Awaab’s Law into the private rented sector.
Awaab’s Law is associated with strict timeframes for dealing with serious hazards, especially where conditions may affect health and safety.
For private landlords, the future direction is clear: serious hazards will need quicker, better-documented responses.
This is especially relevant to:
- damp;
- mould;
- excess cold;
- unsafe electrics;
- fire risks;
- structural hazards;
- leaks;
- sanitation problems;
- heating failures;
- hazards affecting children, older people or vulnerable occupiers.
Even before all future provisions are fully in force, landlords should treat repair reporting and hazard response as a key compliance area.
The Decent Homes Standard is also still ahead
The Government also plans to bring a Decent Homes Standard into the private rented sector.
This is potentially one of the biggest long-term property condition changes.
For many landlords, this will not simply be an administrative requirement. It may involve investment in property condition, heating, insulation, ventilation, kitchens, bathrooms and general standards.
Landlords planning refurbishment or long-term investment should keep future standards in mind. A property that is acceptable today may need improvement to meet future expectations.
Why landlords should not wait
Some landlords may be tempted to focus only on the parts of the Act already in force. That would be short-sighted.
The reforms still to come are all moving in the same direction:
- more transparency;
- stronger tenant rights;
- better records;
- clearer landlord accountability;
- higher property standards;
- more structured complaint handling;
- stronger council enforcement.
That means landlords should use this period to improve systems now.
Practical steps landlords should consider
Landlords should now review the following areas.
Tenancy agreements
Old AST templates may no longer be suitable. Landlords should check whether tenancy agreements still refer to fixed terms, Section 21, outdated notice wording, old rent review clauses or processes that no longer fit the new regime.
Possession processes
Landlords need to understand the relevant statutory possession grounds and the evidence required to support them.
This may involve keeping better records of arrears, complaints, inspections, property damage, communications and landlord intentions.
Rent increase procedures
Informal rent increase arrangements may no longer be appropriate. Landlords should use the correct process and keep evidence to support proposed increases.
Advertising wording
Adverts should avoid rental bidding language and discriminatory wording.
Landlords and agents should be careful with phrases that may exclude applicants because they have children, receive benefits or do not fit a preferred profile.
Tenant information documents
Landlords should be able to evidence what information was given, when it was given and how it was served.
This should become part of the normal tenancy setup process.
Pet request procedures
Requests should be considered properly and decisions recorded.
A blanket refusal may not be enough. The landlord should consider the property, tenancy, leasehold restrictions, animal welfare and any genuine practical concerns.
Record-keeping systems
Tenancy records, repair logs, safety documents and notices should be organised.
Landlords should be able to locate key documents quickly if challenged by a tenant, council, court or future Ombudsman.
Complaint handling
Future Ombudsman arrangements will make complaint records more important.
Landlords should keep professional, factual notes and record what was reported, what action was taken and when.
Property condition planning
Decent Homes, Awaab’s Law and future standards should be factored into maintenance planning.
This is particularly important for older properties, homes with damp or ventilation problems, and properties needing long-term investment.
Agent oversight
Landlords should check that agents are using updated processes, adverts and documents.
A landlord should not assume that an agent’s paperwork is automatically up to date.
The key message
The Renters’ Rights Act is not simply a change to eviction law. It is a reset of private renting in England.
For tenants, it brings greater security, clearer rights and stronger protections.
For landlords, it creates a more formal rental environment where documents, evidence, fair processes and property standards matter more than ever.
Some parts of the Act are already in force. Others are still on the way. The landlords who adapt early will be better placed to manage the transition.
Renting has changed. Landlord systems need to change with it.
NetRent does not provide legal advice. This article represents our understanding of rental property law at the time of writing.
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