Renters’ Rights Act 2025: what’s really changing and what landlords need to do before May 2026

On 27 October 2025 the Renters’ Rights Act became law and the Government’s implementation roadmap suggests a 1st May 2026 switch-on for the new regime.

What is the Renters’ Rights Act 2025?

This Act (previously known as the Renters Reform Bill) is one of the most significant shifts in the private rented sector for a generation. It’s designed to create a fairer, more stable environment for tenants, ultimately leading to a more professional and higher-quality industry for everyone.

While these changes are overwhelmingly positive for tenant security, they introduce new compliance duties and administrative processes for landlords. Successfully navigating this new landscape requires expertise and a commitment to professional standards.

From fixed terms to rolling tenancies: what changes for landlords

Goodbye fixed terms; hello rolling tenancies. Most tenancies will become periodic. There’s no automatic end date. Tenants can give notice to leave; landlords will need to use legitimate grounds to regain possession (i.e selling the property) if they need the property back. With rolling tenancies, move-out dates are less predictable. This means there is a risk of voids and has an impact on cash flow. Key is to make sure you have a financial cushion for void periods.

Rent increases, bidding bans and the impact on pricing

Rent increases once a year. Rent may only be reviewed annually, with landlords required to provide at least two months’ written notice of any change. The reforms also bring an end to rental bidding, ensuring landlords cannot accept offers above the advertised rent. Ironically this may mean that listed rents are higher than they might otherwise have been.

The new national landlord register: documents you’ll need ready

A national landlord database is coming. Landlords and properties will need to be registered. The guidance for UK Landlords is its sensible to gather the usual safety and compliance documents now so you’re not hunting later.

Fair access to renting. The Act strengthens rules against blanket bans like “No DSS” or “No children”. If you use an agent, check their adverts and scripts match the new approach.

The end of Section 21: how Section 8 will work in practice

Perhaps the most talked-about change is the end of Section 21 “no-fault” evictions. This is a positive step, protecting responsible tenants from sudden, unfair evictions and pushing rogue landlords out of the market.

However, the Section 21 notice was a landlord's safety net: a way to regain possession without having to prove a legal fault.

The majority of tenants are reliable and responsible, but this isnt always the case. And under the Renters' Rights Act, all evictions will rely on Section 8 grounds. This means a landlord must have a legally recognised reason for seeking possession.

Building the right evidence trail

Critically, securing a Section 8 eviction will entirely depend on the quality of your evidence. For cases of Anti-Social Behaviour for example, a landlord will need an undeniable paper trail. A detailed, chronological record of dates, times, complaints, communications, and formal warnings issued to the tenant.

Still, prevention is always better than cure. With the eviction process becoming more challenging, selecting the right tenant from the start is non-negotiable. With that in mind, make sure you, or your letting agent undertake rigorous referencing with enhanced credit checks, employment verification, and a thorough history review.

How the Act will reshape the private rented sector and buy to let

Positively it should lead to rogue landlords leaving the market. However, some smaller landlords may also exit. And this amplifies a trend we’ve seen over recent years with increasing regulations, costs and the removal of tax incentives driving buy to let landlords out of the market. Moreover, lenders may tighten terms on smaller landlords who lack documented processes. And borrowers should expect more scrutiny of arrears and void assumptions.

On the flip side, institutional/BTR and well-capitalised landlords likely grow share as professional operations will cope better with evidence and compliance overheads.

The annual increase in rents is not a cap on rents, and this coupled with the “no bidding rule, may well lead to significant re-pricing at re-let to reflect costs and demand.

There will undoubtedly be a near-term rise in section 8 cases and processing times will be extended. Similarly, the enforcement capacity of local authorities will vary and there may be uneven enforcement of the national database across regions.

Do I need a managing agent?

Not necessarily, but you do need tidy processes. And as the old adage says, “do what only you can do”. A reputable letting agent will help you navigate the RRR. They would manage your new annual rent increase process, ensure all safety certificates are current, and handle your upcoming National Landlord Registration obligations. And if the worst comes to the worst, manage any necessary paper trails.

Renters’ Rights Act 2025: landlord action checklist

Audit your tenancies. Identify which properties will move to periodic tenancies first and model the impact of more unpredictable void periods on your cashflow.
Tighten your tenant selection. Standardise referencing with enhanced credit checks, employment verification and previous landlord references so you reduce the risk of high-friction Section 8 cases.
Create an evidence process. Put in place a simple system (templates and a shared folder or CRM) to log arrears, ASB complaints, property damage, notices and communications in date order.
Prepare for the landlord register. Gather EPCs, gas and electrical safety certificates, licensing details, deposit protection information and right-to-rent checks for every property.
Set a rent review calendar. Plan annual review dates across your portfolio, with at least two months’ notice built in, and stress-test what happens if you cannot fully pass on higher costs.
Review your financing and risk. Speak to your lender or broker about how they will view arrears, voids and compliance under the new regime, and update your business plan accordingly.
Decide whether to self-manage or use an agent. Be honest about whether you have the time and systems to stay compliant yourself, or whether a professional managing agent would protect value.
If you’re unsure whether your current processes are Renters’ Rights ready, get in touch for a portfolio review and action plan