The Renters’ Rights Act 2025 (or the Renters’ Reform Act) brings the biggest overhaul to the UK private rented sector in over 30 years. It will be rolled out from 1 May 2026.
If you’re a landlord or investor, it’s key that you understand how these changes will impact your properties, tenancies, and long-term strategy.
Here, we break down the key changes, timelines, and what landlords should be doing now to stay compliant and protect their investments.
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act is a new, UK-wide legal framework designed to:
- Improve tenant security
- Reform eviction processes
It aims to create a fairer and more transparent rental market, while ensuring landlords can still regain property possession on legitimate grounds.
Key Changes to Prepare For
1. Abolition of Section 21 “No-Fault” Evictions
One of the biggest changes is the end of Section 21 evictions – landlords will no longer be able to regain possession without providing a valid, evidence-backed reason.
- Final date to serve Section 21: 30 April 2026
- After this, all possession must be through Section 8 grounds
- Courts will require evidence to support eviction claims
👉 What this means: You must keep an accurate record of rent payments, communication, and property condition in case you need it.
2. End of Assured Shorthold Tenancies (ASTs)
All fixed-term ASTs will be abolished and replaced with Assured Periodic Tenancies (APTs):
- Tenancies will become rolling agreements with no fixed end date
- Applies to new and existing tenancies
- Tenants can leave with 2 months’ notice
- All ASTs will automatically convert to APTs
👉 What this means: Greater tenant flexibility, but less certainty on fixed-term income for landlords. Update tenancy agreement templates to adjust AST language to reflect APT update.
3. Rent Increase Restrictions
Under the new rules:
- Rent can only be increased once a year
- Must be done via a Section 13 notice (Form 4)
- Tenants can challenge increases at a tribunal
👉 What this means: Check local rents and set any increase in line with similar properties, as you can only raise it once a year.
4. Stronger Grounds for Possession (Section 8)
With Section 21 removed, landlords must rely on using one or more of the 37 Section 8 grounds, which include:
- Selling the property
- Moving family members in
- Rent arrears
- Breach of tenancy
These grounds will require evidence and, in many cases, longer notice periods of up to four months.
👉 What this means: It’s harder and slower to end a tenancy now – plan ahead and keep records in case you need proof.
5. Introduction of a “Protected Period”
For the first 12 months of a tenancy, landlords will not be able to evict tenants in order to move in or sell the property.
- Applies at the start of a tenancy
- Does not apply to serious issues (e.g. rent arrears or breaches)
👉 What this means: Make sure you’re happy with the tenant and don’t let the property if you might need it back within a year.
6. Right to Request Pets
Tenants (new and existing) will have the right to request a pet and you can only say no with a valid reason:
- You must respond to pet requests within 28 days
- You can refuse on reasonable grounds such as unsuitable property size (e.g. large dog in a small flat)
- Superior lease restrictions
- You can’t charge extra rent or increase the deposit for a pet
👉 What this means: Decide in advance what you will accept. If your property is in an apartment block, check the lease for restrictions.
Summary of Key Changes
Here’s a quick summary of the key changes starting 1 May:
- No more Section 21 – all evictions must have a valid reason
- Tenancies no longer have a fixed end date – ASTs will automatically convert to APTs
- Rent increases limited to once per year and must follow a formal process
- Ending a tenancy now takes longer and has stricter rules
- New restrictions in the first 12 months of a tenancy
- You can only refuse pet requests with a valid reason
👉 What this means: Plan ahead, keep good records, update your tenancy templates and work to the new rules.
Summary of Key Changes
Here’s a quick summary of the key changes starting 1 May:
- No more Section 21 – all evictions must have a valid reason
- Tenancies no longer have a fixed end date – ASTs will automatically convert to APTs
- Rent increases limited to once per year and must follow a formal process
- Ending a tenancy now takes longer and has stricter rules
- New restrictions in the first 12 months of a tenancy
- You can only refuse pet requests with a valid reason
👉 What this means: Plan ahead, keep good records, update your tenancy templates and work to the new rules.
Timeline: Key Dates to Know
- Now – April 2026: Transition period
- 30 April 2026: Last day to serve Section 21 notices
- 1 – 31 May 2026: Serve Government Written Statement on all existing ASTs explaining transition to APT (Section 2)
- 1 May 2026:
- Section 21 abolished
- ASTs replaced with APTs
- New rules fully implemented
What Should Landlords Be Doing Now?
To stay ahead of the Renters’ Rights Act changes, you should:
✓ Review Your Current Tenancies
- Check which parts of your agreement won’t apply anymore (fixed terms, Section 21, pets)
- Make sure payment history and important tenant messages are well documented
- Have a system in place to track these going forward
✓ Consider Your Portfolio Strategy
If you’re thinking of selling or making changes (like moving into the property yourself), the new rules make it harder and slower – so plan ahead and give yourself plenty of time.
✓ Strengthen Tenant Referencing
With fewer eviction options, getting the right tenant is more important than ever.
✓ Keep Detailed Records
Evidence will be essential under Section 8 possession claims.
✓ Consider Working With a Fully Managed Agent
If you want help navigating these changes, a property manager can handle compliance so it doesn’t cost you time or stress.
How We Can Help
At Mansons, we’re ready for the Renters’ Rights Act 2025 with updated processes, documents, and landlord support systems to ensure full compliance.
And our fully-managed clients enjoy:
- Staying compliant without the stress
- Fine-tuned tenant finding and in-depth referencing to get the right tenant first time
- Tenancy agreements, pet requests, record management and more, all taken care of
- End-to-end support through the transition
- 12-month rent guarantee
- Legal protection cover
- 6 MONTHS FREE FOR NEW PROPERTIES
But most of all, they enjoy the peace of mind and passive income.
