The Renters Rights Act: What Every Landlord and Agent Needs to Know in 2025

The Renters Rights Act, which received Royal Assent in 2025, is the biggest shake-up to English tenancy law since the Housing Act 1988. For landlords, letting agents, and property managers, the changes are fundamental — not just tweaks to existing rules, but a wholesale redesign of how residential tenancies work. Understanding what has changed, and what you now need to do differently, is essential.

The End of Section 21 'No-Fault' Evictions

The most headline-grabbing change is the abolition of Section 21 notices. Landlords can no longer end a tenancy simply by giving notice — they must now have a valid legal ground under the reformed Section 8 process. The grounds have been expanded to include situations such as the landlord wishing to sell the property or move in a family member, but in every case, evidence must be provided and proper notice periods observed.

This change makes it more important than ever to maintain accurate, timestamped inspection records. If a landlord needs to regain possession for legitimate reasons — or if a tenant is causing damage to the property — the quality of the documentation will determine the outcome of any possession proceedings.

Periodic Tenancies Become the Default

Fixed-term assured shorthold tenancies are abolished. All new tenancies will be periodic from day one — typically monthly — with no fixed end date. Existing fixed-term tenancies will be converted to periodic tenancies when they expire. This means landlords and tenants both have more flexibility, but it also means the check-in inspection and initial inventory take on even greater legal significance as the definitive record of the property's starting condition.

• All new tenancies must be periodic from the start date
• Existing fixed-term tenancies convert to periodic on natural expiry
• Tenants must give two months' notice to end a tenancy
• Landlords must use valid Section 8 grounds with appropriate notice periods
• Six-month protected period at the start of any new tenancy

Strengthened Tenant Protections

The Act introduces a number of new protections for tenants. Rent increases can only happen once per year and must be accompanied by a formal Section 13 notice. Tenants gain the right to keep pets, subject to landlord consent — which cannot be unreasonably withheld. Discriminatory refusals to rent to tenants on housing benefit or with children are banned. A new Private Rented Sector Landlord Database and Ombudsman scheme will be mandatory for all landlords.

Implications for Inspections and Documentation

The removal of Section 21 means landlords need Section 8 grounds — and those grounds require evidence. Damage to the property requires photographic proof. Serious rent arrears requires a documented arrears history. Anti-social behaviour requires records of incidents and communications. The quality and completeness of your inspection and property management records has never mattered more.

For letting agents and property managers, the Act also increases the compliance burden. All landlords must be registered on the new database, all agents must be members of the Ombudsman scheme, and the penalties for non-compliance are significant — up to £40,000 for certain offences. Building rigorous, digital inspection workflows into your practice is no longer optional.

What to Do Right Now

• Audit your current inventory and inspection processes for completeness and defensibility
• Ensure all check-in reports are signed by tenants and include timestamped, geo-tagged photos
• Update tenancy agreements to reflect periodic tenancy terms
• Register or prepare to register on the new Landlord Database
• Join or verify membership of a Private Rented Sector Ombudsman scheme
• Review rent increase procedures to comply with the new annual cap and Section 13 notice requirements