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Renters Rights: What the Renters Rights Act 2025 Means for Landlords and Tenants

28 January 2026

By Andrew Carswell, solicitor specialising in civil litigation, who provides a brief guide to the changes in housing law arising from the Renters’ Rights Act 2025.

Major changes to housing law are on the way, with significant implications for both landlords and tenants. The Renters’ Rights Act 2025 comes into force on 1st May 2026 and introduces a wide range of reforms, including the abolition of so-called “no-fault” evictions and changes to how tenancies operate.

The End of Assured Shorthold Tenancies

Assured shorthold tenancies (ASTs), which typically run for a fixed term, are being replaced with assured periodic tenancies. These will operate on a rolling basis.

Under the new system:

• Tenants can leave a property at any time for any reason, provided they give the required notice.
• Landlords, however, will only be able to end a tenancy if they can rely on a specific statutory ground for possession.

These grounds are like, but not identical with, those under the current legislation.

Abolition of Section 21 “No-Fault” Evictions

One of the most significant changes is the removal of section 21 notices. These previously allowed landlords to require tenants to leave with two months’ notice, without needing to prove fault.

While section 21 was often useful for landlords, for example, where they wished to sell a property or change tenants it was widely viewed by tenants as creating an imbalance of power. Despite safeguards against arbitrary use, section 21 notices were frequently resented and seen as unfair.

Under the new Act, section 21 notices are abolished entirely.

Dealing with Problematic Tenancies

Although no-fault evictions are removed, landlords will still be able to deal with problem tenants. The Act amends the existing grounds for possession in an effort to strike a fair balance between landlords’ and tenants’ interests.

Rent Arrears

• There remains a mandatory ground for possession based on rent arrears.
• The threshold has increased from two months’ rent to three months’ rent (subject to limited exceptions).
• The notice period before court proceedings can begin has increased from two weeks to four weeks.

Other Breaches

There are also several other grounds for possession where tenants breach their obligations. These grounds typically give the court discretion as to whether possession should be granted.

Additional Reforms

The Act also introduces a range of further protections and changes, including:

• A ban on discrimination against tenants who receive benefits or who have children.
• Greater rights for tenants to keep pets.
• Improved standards of accommodation, including the introduction of Awaab’s Law.
• Changes to tenancy deposits.

Ban on Rent Bidding Wars

The new law will also outlaw rent “bidding wars”. Any advertisement for a property let on an assured periodic tenancy must state the proposed rent. Landlords and agents will then be prohibited from inviting, encouraging, or accepting offers above that advertised amount.

This represents quite a sea change in residential accommodation. As ever, it will take time to bed in and will be interesting to see how landlords and tenants deal with matters going forward.

If you require advice or representation, Andrew Carswell specialises in landlord and tenant litigation and disputes and can assist both landlords and tenants in navigating the new legal landscape.

Contact us on 01202 294411 or via online: Contact Us AB Solicitors For Your Legal Needs

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