Renters' Rights Act

On Monday 27 October 2025, the Renters’ Rights Bill received Royal Assent and became an Act of Parliament, known as the Renters' Rights Act. This act will introduce significant changes to the private rented sector.

Until all the sections come into force and government guidance is produced, giving detailed information about how and when these different elements will come into effect is difficult.

However, we want to ensure those affected are aware of the key issues and can consider how these changes may affect them going forward, so they can plan for them. Whether you are a landlord, managing agent or tenant, the details of the bill will have an impact on you.

The Renters’ Rights Act will:

• Abolish Section 21 evictions and move to a simpler tenancy structure where all assured tenancies are periodic.  
• Ensure possession grounds are fair to both parties, giving tenants more security, while ensuring landlords can recover their property when reasonable.   
• Provide stronger protections against backdoor eviction by ensuring tenants are able to appeal excessive above-market rents
• Introduce a new Private Rented Sector Landlord Ombudsman that will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord.   
• Create a Private Rented Sector Database to help landlords understand their legal obligations and demonstrate compliance (giving good landlords confidence in their position), alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement.   
• Give tenants strengthened rights to request a pet in the property, which the landlord must consider and cannot unreasonably refuse.
• Apply the Decent Homes Standard to the private rented sector to give renters safer, better value homes and remove the blight of poor-quality homes in local communities.  
• Apply Awaab’s Law to the sector, setting clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards.  
• Make it illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children – helping to ensure everyone is treated fairly when looking for a place to live.  
• End the practice of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent. Landlords and agents will be required to publish an asking rent for their property and it will be illegal to accept offers made above this rate.  
• Strengthen local authority enforcement by expanding civil penalties, introducing a package of investigatory powers and bringing in a new requirement for local authorities to report on enforcement activity.  
• Strengthen rent repayment orders by extending them to superior landlords, doubling the maximum penalty and ensuring repeat offenders have to repay the maximum amount.

It has been confirmed that the additional enforcement powers provided to Local Housing Authorities will come into effect on 27 December 2025. Landlords, managing agents and those with an interest in property rental should familiarise themselves with this information. Guidance for Local Authorities has been produced and can be accessed on the government's website.

The Renters' Rights Act 2025 has now also been published and can be accessed on the government's legislation website.

Although as mentioned above not all elements of the legislation are currently in force.

More information about the Renters’ Rights Act can be found on the government’s website. 

The Renters’ Rights Act: Staying Compliant: A Practical Checklist for Landlords

The Renters’ Rights Act will bring significant changes to the private rented sector. As a landlord, understanding these changes now will help you prepare for a smooth transition, avoid penalties, and maintain strong tenant relationships.

This guide outlines the key requirements and steps you can take to ensure full compliance.

The End of Section 21 ‘No-Fault’ Evictions

What’s changing?

• Section 21 evictions will be abolished, meaning landlords can no longer evict tenants without a specific reason.
• All tenancies will become periodic (rolling contracts).
• Possession will only be granted under legally defined grounds, such as: Selling the property; moving in yourself or for a close family member; tenant rent arrears or anti-social behaviour.

How to prepare:

• Familiarise yourself with the new possession grounds - understand when and how you can lawfully regain possession.
• Keep clear records if you plan to sell, refurbish, or move into a property to support any future possession claims.
• Improve tenant communication - a strong landlord-tenant relationship will help reduce disputes over possession. 

Private Rented Sector Database

What's changing?

• All landlords must register their properties on a new national Private Rented Sector database. This aims to improve transparency and enforcement in the rental market. 

How to prepare:

• Gather essential documents ahead of time, including: Gas Safety Certificate; Energy Performance Certificate (EPC); Electrical Installation Condition Report (EICR).
• Ensure your records are up to date, as missing documents could lead to compliance issues.
• Ensure all your property certificates and documents are easily accessible and in one central place.
• Ensure you have a robust system in place to ensure you do not miss any key deadlines.

Meeting the Decent Homes Standard

What's changing?

For the first time, private landlords must meet the Decent Homes Standard, ensuring properties:

• are safe and well-maintained
• are free from serious hazards (such as damp, faulty wiring, or poor insulation)
• are fit for human habitation
• meet Awaab’s Law which will be extended to the private rented sector, requiring landlords to address damp and mould and serious issues within set timescales.

How to prepare:

• Conduct an inspection, either yourself or with a professional, to identify and fix potential hazards.
• Budget for necessary repairs, as non-compliance could lead to fines.
• Respond to tenant repair requests promptly, ensuring you meet the new legal timeframes.
• Ensure you have a clear process in place for communicating with your tenants.
• Ensure your tenants know how to contact you should they have a problem.
• Make clear plans for when you go on holiday or have any unexpected absences (for example, sickness).

Changes to rent increases

What's changing:

• Rent increases will be limited to once per year.
• Landlords must give tenants at least two months’ notice of a rent increase.
• Tenants will have the right to challenge unfair rent hikes through a tribunal.
• Only one month's rent in advance can be requested once any tenancy agreement has been signed, and before the tenancy commencement date.

How to prepare:

• Set up a rent review calendar - plan rent adjustments in a structured way.
• Ensure rent increases are based on market conditions to avoid disputes.
• Keep clear records of rent changes and justifications.
• Do your research - get to know your local market.

Tenant Dispute Resolution: The Ombudsman Scheme

What's changing:

• A Private Rented Sector Landlord Ombudsman will handle disputes between landlords and tenants.
• The Ombudsman’s decisions will be legally binding.
• All landlords must register with the scheme.

How to prepare:

• Sign up for the Ombudsman Scheme as soon as it’s available - it will be mandatory.
• Keep detailed records of maintenance requests and tenant interactions to help resolve disputes.
• Focus on clear communication with tenants to prevent conflicts before they escalate.
• Ensure you keep up to date on the latest developments by registering with your Local Authority’s mailing list, accreditation or keep updated via the DASH Services website.

New Rules on Pets in Rentals

What's changing:

• Tenants will have the right to request a pet, and landlords cannot unreasonably refuse.

How to prepare:

• Create a fair and transparent pet policy, balancing tenant need, property upkeep and property suitability.

Stronger Protections Against Tenant Discrimination

What's changing:

• The new law bans discrimination against tenants on benefits or with children.
• Tenant selection must be fair and transparent, based only on financial suitability.

How to prepare:

• Review your tenant screening process - ensure it complies with non-discrimination rules.
• Focus only on affordability, references, and credit history when assessing applications.
• Remove any outdated policies that might unintentionally exclude certain groups.
• If you are using an agent, ensure they are following the guidance on your behalf.

Stronger Local Authority Enforcement

What's changing:

• Councils will have greater powers to investigate landlords and enforce compliance.
• Higher fines and penalties will be introduced for breaches of rental laws.

How to prepare:

• Stay informed on local council regulations, as enforcement will be stricter.
• Conduct regular property inspections to ensure ongoing compliance.
• Engage with local authorities proactively to stay ahead of any new requirements.

Next steps:

How landlords can prepare now:

• Stay updated on the Bill’s progress, the final version may include additional changes.
• Review your property portfolio and identify areas needing upgrades or compliance adjustments.
• Update your tenancy agreements in line with the new regulations.
• Develop a clear record-keeping system to track compliance and avoid penalties.
• Engage with professional landlord associations to stay informed and receive guidance.

How do I keep up-to-date?

We will update this webpage and our other communications channels when we have more information available.

The below links may provide some useful further reading.

Government Guidance on the Renters' Rights Act
Track the Bill’s progress through Parliament (which also contains current draft of the Bill)

Landlord and tenant rights and responsibilities in the private rented sector

Renting out your property: guidance for landlords and letting agents

If you have any questions or queries regarding the above, please email us at housingadmin@hastings.gov.uk