Renters’ Rights Act 2025: What Landlords and Tenants Need to Know

A New Era for England’s Private Rental Market

The private rented sector in England has undergone one of its most significant transformations in decades following the introduction of the Renters’ Rights Act 2025.

With major reforms coming into effect on 1 May 2026, the legislation has reshaped the relationship between landlords and tenants, introducing greater security for renters while establishing new responsibilities for property owners and letting agents. For landlords across London, understanding these changes is essential. From the abolition of Section 21 evictions to revised tenancy agreements, rent increases and stricter letting procedures, the legislation has changed how residential properties are marketed, let and managed.  At SN Estates, we recognise that successful property investment requires more than securing a tenant. It requires careful planning, effective property management, a clear understanding of regulatory obligations and the ability to adapt to an evolving market.

Here, we explore the key changes introduced by the Renters’ Rights Act 2025 and what they mean for landlords and tenants.

1. The Abolition of Section 21 – No-Fault Evictions

One of the most significant reforms is the abolition of Section 21 no-fault evictions for assured tenancies in the private rented sector. Previously, landlords could use Section 21 to regain possession of a property without establishing a specific reason, provided the relevant legal requirements were satisfied. Under the new framework, landlords must rely on a valid statutory ground for possession. Importantly, this does not mean landlords have lost the ability to recover their properties. The legislation retains and reforms possession grounds for circumstances including:

• The landlord intending to sell the property.
• The landlord or a qualifying family member requiring the property as their home.
• Serious rent arrears.
• Antisocial behaviour or other qualifying breaches of tenancy obligations.

Certain grounds are subject to restrictions, including a 12-month protected period and specific notice requirements.

What this means for landlords: Greater importance must now be placed on tenant referencing, tenancy documentation, rent monitoring and long-term property planning.

2. The End of Fixed-Term Assured Tenancies

From 1 May 2026, most private assured tenancies operate as assured periodic tenancies, replacing the previous system of fixed-term assured shorthold tenancies. Rather than committing tenants to a fixed period of six or twelve months, these tenancies continue on a rolling basis, typically monthly. Tenants can generally end their tenancy by providing two months' notice, subject to the statutory requirements and any lawful agreement for a shorter period. Landlords, meanwhile, must rely on the appropriate legal grounds and procedures when seeking possession.

What this means for landlords: Property owners should review their tenancy agreements and financial planning to ensure they are prepared for a more flexible tenancy structure.

3. Changes to Rent Increases

The Act introduces a more structured approach to rent increases. Landlords of assured periodic tenancies may generally increase rent once every 12 months, using the prescribed statutory procedure and providing at least two months' notice. Tenants also have the right to challenge a proposed increase that exceeds the open-market rent through the First-tier Tribunal. These measures are intended to improve transparency while preserving landlords' ability to adjust rents in line with market conditions.

What this means for landlords: Accurate rental valuations and a clear understanding of local market trends are increasingly important. At SN Estates, our knowledge of London's rental market enables us to advise landlords on competitive pricing, tenant demand and sustainable rental performance.

4. Restrictions on Rental Bidding and Rent in Advance

The legislation introduces stronger rules governing how rental properties are marketed and how payments are requested. Landlords and letting agents must advertise a clear asking rent and cannot invite, encourage or accept offers above the advertised amount. There are also restrictions on rent paid in advance. In general, rent cannot be accepted before the tenancy agreement is signed, and advance payments are subject to statutory limits. These changes aim to create a more transparent rental application process.

What this means for landlords: Properties should be marketed at an appropriate asking rent from the outset, supported by realistic market evidence and a structured applicant assessment process.

5. Greater Protection Against Rental Discrimination

The Renters’ Rights Act introduces specific protections for prospective tenants who receive benefits or have children. Landlords and letting agents must not discriminate against applicants on these grounds. This does not remove the ability to carry out lawful affordability assessments, referencing or other appropriate checks. It does, however, require applicant selection procedures to be fair, consistent and compliant with the legislation.

What this means for landlords: Professional and properly documented tenant selection procedures are essential to reducing regulatory risk.

6. Tenants' Rights to Request Pets

Tenants now have stronger rights to request permission to keep pets in their rented homes. Landlords are required to consider such requests reasonably and cannot refuse consent without a valid reason. This does not create an unrestricted right to keep any animal in every property. Relevant circumstances, including the suitability of the property and legitimate restrictions, may still be considered.

What this means for landlords: Pet requests should be assessed individually, with decisions communicated clearly and supported by reasonable grounds where consent is refused.

7. Stronger Enforcement and Landlord Accountability

The Act strengthens local authority enforcement powers and expands the circumstances in which rent repayment orders may be made. For certain offences, rent repayment orders can now cover up to 24 months' rent, rather than the previous maximum of 12 months. This places additional importance on maintaining accurate records and complying with applicable housing obligations, including property licensing, safety requirements and tenancy documentation.

What this means for landlords: Compliance should be treated as an ongoing part of property management rather than a one-off exercise when a tenancy begins.

8. The Private Rented Sector Database and Landlord Ombudsman

Further reforms are being introduced in phases. The legislation provides for a Private Rented Sector Database, intended to improve transparency and support regulatory oversight. It also establishes the framework for a Landlord Ombudsman, providing an independent route for resolving qualifying disputes between landlords and tenants. The Government's implementation programme anticipates a phased rollout of these measures, with further requirements introduced as the relevant provisions commence. Landlords should therefore remain informed about upcoming registration, information and redress obligations rather than assuming every provision of the Act is already operational.

9. Higher Property Standards 

The legislation also provides for extending the Decent Homes Standard and Awaab's Law to the private rented sector. These measures are intended to strengthen housing standards and improve how serious property hazards are addressed. The detailed implementation timetable remains subject to further regulatory steps and consultation. For landlords, maintaining safe, well-managed properties remains central to protecting both tenants and the long-term value of their investments.

What Does the Renters’ Rights Act Mean for London's Landlords?

The reforms represent a significant change in how residential property is let and managed. For landlords, the focus is shifting towards more detailed tenancy preparation, effective tenant selection, consistent property management and careful compliance monitoring. Although the legislation introduces additional responsibilities, it does not remove the opportunity to achieve strong and sustainable rental returns. Instead, it reinforces the value of professional advice, accurate market assessments and proactive property management. Landlords who understand their obligations, maintain their properties to appropriate standards and adopt clear management procedures will be better positioned to navigate the evolving regulatory environment.

How SN Estates Can Support You

At SN Estates, we understand that every property and landlord has different requirements. Whether you own a single investment property, a portfolio of residential apartments or an HMO, our team provides tailored lettings and property management services designed to support your investment objectives. Our services include:

• Rental valuations and marketing: Establishing competitive asking rents supported by local market knowledge.
• Tenant sourcing and referencing: Identifying suitable applicants and coordinating the necessary pre-tenancy checks.
• Tenancy administration: Preparing and coordinating tenancy documentation in line with applicable requirements.
• Rent collection and tenancy management: Supporting landlords with ongoing administration and communication.
• Property management and maintenance coordination: Helping landlords maintain their properties and address maintenance requirements.
• Regulatory compliance support: Assisting landlords in understanding and responding to changes affecting the private rented sector.
• Portfolio advice: Supporting property owners in making informed decisions about their residential investments.

Our approach combines local market expertise, attentive service and a commitment to maintaining professional standards.

Looking Ahead

The Renters’ Rights Act 2025 marks an important development in England's residential property market. For tenants, the reforms provide greater security, transparency and protection. For landlords, they reinforce the importance of professional property management, informed decision-making and maintaining compliance with an increasingly detailed regulatory framework. As the market continues to evolve, having an experienced estate agency alongside you can make a meaningful difference.

At SN Estates, we are committed to helping landlords navigate these changes confidently while protecting the long-term interests of their property investments. 

Speak to SN Estates

Are you a landlord looking for guidance on the Renters’ Rights Act 2025 or professional management of your rental property?

Contact our team to discuss how we can support your property and investment requirements.