Historic change in private renting: Renters’ Rights Act becomes law

On 27 October 2025 the Renters’ Rights Bill received Royal Assent and became the Renters’ Rights Act 2025.

This is described by the Government as “the most significant increase to renters’ rights in a generation”, affecting the approximately 11 million private renters in England.

For a firm like GLP Solicitors, which handles both tenant (housing disrepair) and landlord-tenant matters, this legislation marks a major shift in the legal landscape.

Why this matters

1. The private rented sector (PRS) has long been criticised for the imbalance in power between landlords and tenants; for example, the ease with which landlords could rely on “no-fault” evictions under Housing Act 1988 Section 21.
2. The new Act aims to rebalance that relationship: giving tenants greater security and rights, while still providing landlords with legitimate routes to possession.
3. For your tenants’ clients (e.g., in housing disrepair claims) the Act gives additional leverage; for your landlord clients the Act brings new obligations and changes to familiar practices.

Key reforms at a glance

Here are the main changes introduced by the Renters’ Rights Act, with some implications for both tenant and landlord representing work.

Abolition of Section 21 “no fault” evictions

The Act abolishes the automatic right under Section 21 of the Housing Act 1988 to evict tenants without giving a reason.

Instead, landlords must rely on a revised set of grounds (under Section 8 or successor provisions) if they wish to recover possession.

Implications:

1. For tenants: much greater security of tenure; the fear of being evicted without cause is removed.
2. For landlords: must ensure the correct possession ground applies, and cannot rely on “just go” notices. They may face longer or more complex processes.

All assured tenancies become periodic; fixed-term assured shortholds abolished

The Act replaces assured shorthold tenancies (ASTs) with assured tenancies on a periodic basis (typically rolling monthly).

Implications:

1. Tenants gain flexibility (can end tenancy with notice) and may avoid being locked into a fixed term.
2. Landlords lose the convenience of a fixed term for planning. They will need to review strategies (e.g., with regard to portfolio turnover).

Enhanced tenant rights and protections

These include:

1. The right for tenants to request a pet. The landlord cannot unreasonably refuse.
2. Ban on landlords or agents refusing tenants because they have children or receive benefits.
3. Ban on “bidding wars”: landlords or agents cannot accept offers above the advertised rent.
4. Application of the Decent Homes Standard and the legal framework of “Awaab’s Law” to the private rented sector (previously more social housing-focussed), meaning stricter timescales for resolving serious hazards.
5. For tenants: clearer rights, less discrimination, better prospect of safe and decent homes.
6. For landlords: increased compliance burden (e.g., handling pet requests, ensuring advertised rent isn’t exceeded, improved maintenance standards).

Stronger enforcement and accountability

1. A new private rented sector ombudsman (or equivalent) will offer binding resolution of tenant complaints: landlords may be required to issue apologies, remedial action, or pay compensation.
2. Local authorities gain strengthened investigatory and enforcement powers.
3. Rent repayment orders will be extended to superior landlords, maximum penalties doubled, repeat offenders face maximum payout.
4. For tenants: faster, more accessible redress where landlords breach obligations.
5. For landlords: greater risk of enforcement action; keeping compliance records is now more important than ever.

Transitional/implementation matters

Although the Act is now law, not all reforms will come into force immediately. The Government will publish commencement dates and implementation timelines.

For example, the abolition of Section 21 will apply to all tenancies (existing and new) on a single date to avoid a two-tier system.

Implications:

1. Both landlords and tenants must be alert to the forthcoming rollout.
2. Until commencement, the pre existing rules continue to apply, so check which rules apply for any particular tenancy.

What this means for GLP Solicitors’ clients

For tenants (particularly housing disrepair claimants)

1. With greater tenure security, tenants may feel more empowered to request repairs or challenge poor conditions without fear of being evicted via Section 21.
2. The enhanced inspection, hazard-removal and enforcement frameworks (via ombudsman and local authorities) give additional avenues to hold landlords to account.
3. When advising on claims, your team should include planning for how the new rights affect the tenant’s options going forward (e.g., staying in the tenancy vs moving out).

For landlord clients

1. Review all tenancy agreements and practices in light of the new Act: fixed-term ASTs, Section 21 notices, bidding-war practices, pet policy, discrimination risk.
2. Ensure the landlord has strong record-keeping: tenant communications, repair history, rent payments, compliance with standards. This is crucial in an environment with stronger enforcement and more tenant rights.
3. When advising on possession strategy: recognise the shift away from Section 21; possession by landlord will increasingly depend on fault-based grounds. Preparation of evidence and strategy is more important.
4. Budget for potential additional cost: increased management time, compliance risk, potential for delays in possession.

GLP Solicitors: Expert legal support for tenants and landlords under the Renters’ Rights Act 2025

The Renters’ Rights Act 2025 marks a defining moment in the evolution of England’s private rented sector. For tenants, it promises greater security, stronger legal protection, and fairer treatment within an increasingly regulated housing market. For landlords, it introduces a new compliance landscape, with updated procedures, responsibilities, and potential risks that demand careful navigation.

At GLP Solicitors, we bring comprehensive expertise on both sides of the renting relationship, acting for tenants in housing disrepair and rights enforcement cases, and supporting landlords in managing tenancy disputes, possession claims, and compliance obligations. Our specialist teams are uniquely positioned to guide clients through this legislative transition, ensuring they understand not only their new rights or duties, but also how to act strategically within the evolving framework.

Whether you are a tenant seeking to assert your rights under the new Act or a landlord looking to update tenancy agreements, policies, and possession strategies, GLP Solicitors provides clear, practical, and legally sound advice to help you stay compliant and protected.

Early preparation, proactive communication, and expert legal guidance will be essential in adapting to the Renters’ Rights Act 2025, and GLP Solicitors stands ready to lead clients confidently through this new era of renting law.

Click here to contact GLP Solicitors.