Renter Rights Bill - Information for Landlords

The Renters’ Rights Act 2025 – What Landlords Need to Know

The Renters’ Rights Act 2025 has now passed through Parliament and received Royal Assent, marking one of the most significant overhauls of private renting in a generation.

The Government has confirmed that landlords and agents will receive sufficient notice before the new rules come into force, and that the reforms will be phased rather than immediate.

Current commentary suggests that the main tenancy-system changes will begin in early 2026, with further measures introduced throughout 2026–2027 (subject to commencement regulations).

At Winkworth, we’re helping landlords prepare early — from updating tenancy agreements and possession processes to reviewing rent-increase policies and property-condition standards — ensuring our clients remain compliant and protected under the new law.

Summary of Key Reforms

Abolition of Section 21 “no-fault” evictions

Landlords will no longer be able to serve a Section 21 notice to regain possession without relying on a specific statutory ground. All possession claims must be made under Section 8 or its replacement provisions.

Introduction of rolling (periodic) tenancies

Fixed-term assured shorthold tenancies (ASTs) will be replaced with open-ended periodic tenancies that continue until the tenant gives notice or the landlord successfully relies on a statutory ground for possession.

New rent-increase rules

Rent increases will be limited to once every 12 months, with a minimum two-month notice period. Tenants will have the right to challenge excessive increases at the First-tier Tribunal.

Updated possession grounds (Section 8)

The Act revises and expands Section 8 grounds to balance tenant protection with landlord certainty:

• New and strengthened grounds for repeated rent arrears, serious antisocial behaviour, and sale of the property.
• Simplified notice periods for some mandatory grounds.
• Faster court processes promised under new “digitised” possession systems.

Winkworth will guide landlords through which grounds apply and help prepare compliant documentation when possession is required.

Student tenancies

Student-specific ASTs will no longer automatically renew for a fixed term. Instead, they will convert to periodic tenancies like all others.

Purpose-built student accommodation (PBSA) may be exempt, but landlords letting to students in shared houses will need to adapt management and renewal practices.

Winkworth can advise on compliant tenancy structures and academic-year marketing strategies.

Rent-Related Changes

• Ban on rent bidding: It will become unlawful for agents or landlords to invite or encourage offers above the advertised rent.
• Restrictions on rent in advance: The Act limits the use of large upfront rent payments, ensuring tenants are not pressured into paying several months at once.
  • Winkworth landlords can still protect income through our partnerships with Rent Guarantor (for tenants needing support) and HomeLet Rent Guarantee (for landlords seeking extra security).
• No rent payment until the tenancy agreement is signed: You may not take rent before the tenancy is legally executed.

Right to Keep Pets

Tenants will have the statutory right to request permission to keep a pet, and landlords must not unreasonably refuse.

Landlords cannot require tenants to purchase pet insurance, but Winkworth can assist landlords in managing the associated risks through clear tenancy wording and property-management support.

Stronger Enforcement and Penalties

• National Landlord and Agent Database: Registration will become mandatory. Non-compliance may restrict the ability to let property legally.
• Mandatory Ombudsman Membership: All landlords must join an approved redress scheme.
• Stronger local authority enforcement powers and expanded Rent Repayment Orders (RROs): These will apply to breaches such as unlawful eviction, harassment, or letting an unregistered property.

Winkworth’s compliance and property-management systems help landlords stay within the law and avoid costly penalties.

Extended Decent Homes Standard

For the first time, extension of the Decent Homes Standard and Awaab’s Law to the private rented sector is planned and will be delivered via regulations.

These standards require all homes to be free from serious hazards, in reasonable repair, with modern facilities and efficient heating.

Winkworth can arrange inspections and advise on property-improvement works to help landlords meet the new benchmark.