Renters' Rights Act 2025
Here's what's different, what it means for your property, and how we handle it for you.
What's Changed Under RRA 2025
The Renters' Rights Act 2025 introduces significant changes to how rental properties are managed. Here are the 9 key changes you need to know about:
Section 21 Abolished
"No fault" evictions are no longer allowed. Tenants can only be asked to leave if there's one of the valid grounds (like you moving in yourself, selling the property, or serious rent arrears).
All evictions now require a legitimate reason and proper notice. Notice periods vary: 4 months for most common grounds (sale, moving in), 4 weeks for serious rent arrears. Important: You cannot use sale/moving in grounds in the first 12 months of tenancy. We'll help you understand when and how you can regain possession.
1 Month Rent Advance Cap
Rent in advance is capped at 1 month maximum after the tenancy agreement is signed. Before signing, no advance payments are allowed.
We ensure all tenancy agreements comply with this limit and handle payment schedules correctly from the start.
Pet Request Rights
Blanket "no pets" clauses are now illegal. Tenants can request to keep pets, and each request must be considered fairly and responded to promptly (we recommend within 28 days to demonstrate reasonableness). We handle this for you.
We handle all pet requests on your behalf, considering valid factors like building restrictions, insurance, and property suitability. We provide proper documentation for all decisions.
Document Timing Rules
Critical documents (How to Rent guide, EPC, Gas Safety certificate) must be provided BEFORE tenancy starts. Deposit must be protected AND prescribed information provided to tenant within 30 days of receiving the deposit.
We track all document deadlines and ensure everything is provided to tenants on time, every time. Critically, deposit protection must happen AFTER deposit receipt but within 30 days. No risk of penalties.
Rent Increase Limits
Rent increases are limited to once per year and must be to market rate. Tenants can challenge excessive increases through a tribunal.
We research local market rates and advise you on fair increases that align with the law. Proper notice procedures are handled by us.
Equal Break Clauses
Break clauses must apply equally to both landlord and tenant. If tenants can leave after 6 months, the landlord has the same right.
We draft fair tenancy agreements with balanced break clauses that protect both your interests and comply with the law.
Awaab's Law (Damp & Mould)
Currently in force for social landlords (October 2025). Extension to private landlords is Phase 3 of the Renters' Rights Act, expected 2035 or 2037 subject to consultation. Timeframes for social landlords: investigate within 10 working days, written findings within 3 working days, safety works within 5 working days. Emergency hazards require 24-hour action.
While Awaab's Law doesn't yet apply to private landlords, best practice is to respond promptly to damp/mould reports. When extended (2035/37), strict timeframes and penalties will apply: £7,000 for initial breaches, up to £40,000 for serious violations.
Rent Bidding Ban
Landlords and agents cannot solicit, encourage, or accept rent offers above the asking price. Tenants also cannot offer more than advertised rent.
We set fair market rents and ensure all offers comply. No bidding wars, just transparent pricing.
Anti-Discrimination
Discrimination against tenants who receive benefits or have children is prohibited. All prospective tenants must be treated fairly.
We conduct fair tenant selection based on affordability and suitability, not protected characteristics. Our processes are compliant and auditable.
End of Fixed-Term Tenancies
One of the biggest changes under RRA 2025 is the transition from fixed-term to periodic tenancies. Here's what this means for your properties:
NEW Tenancies
All new tenancies must be periodic (rolling monthly) from day one. Fixed-term agreements with end dates are no longer permitted.
More flexibility for both you and your tenant. Tenants aren't locked in, but you still have valid grounds for possession when needed. We'll draft compliant periodic agreements.
EXISTING Fixed-Terms
When existing fixed-term tenancies end, they automatically convert to periodic tenancies. They cannot be renewed as fixed-term.
We'll manage the transition smoothly. All other terms stay the same - just no end date. We'll communicate changes to your tenants and handle all paperwork.
Your Rights Remain
Possession can still be regained using valid Section 8 grounds (sale, moving in yourself, rent arrears, ASB). The process is the same, just requires a legitimate reason.
Periodic doesn't mean permanent. You have options if circumstances change. We'll advise you on the correct ground and notice period for your situation.
Why This Change?
The government wants to give tenants more stability and flexibility. Fixed-terms could trap tenants in unsuitable properties or force them to leave when they want to stay. Periodic tenancies offer ongoing security while maintaining your ability to regain possession when genuinely needed. This levels the playing field - both parties can end the tenancy with proper notice and valid reasons.
How We Support You
Navigating RRA 2025 can feel overwhelming, but that's what we're here for. Here's how we handle compliance on your behalf:
Compliance Monitoring
We run regular compliance checks on your property, tracking all certificates, documents, and deadlines. You'll never miss a renewal.
Document Management
We ensure all required documents are provided to tenants before move-in and keep digital records of everything.
Certificate Tracking
We monitor expiry dates for Gas Safety, EICR, and EPC certificates, arranging renewals before they expire.
Pet Request Handling
We assess pet requests fairly, considering valid factors, and respond within a reasonable time with proper documentation.
Maintenance Coordination
We manage repairs including urgent damp/mould issues, ensuring Awaab's Law deadlines are met.
Fair Rent Guidance
We research local market rates and advise you on compliant rent increases with proper notice procedures.
Peace of Mind Guarantee
We stay on top of regulatory changes so you don't have to. Our systems are designed to keep your property compliant automatically, reducing your risk and protecting your investment. If something needs your attention, we'll let you know well in advance with clear guidance on what to do.
Your Responsibilities
While we handle day-to-day compliance, here's what you need to ensure:
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Maintain Property Standards
Ensure your property meets the Decent Homes Standard with proper heating, insulation, and facilities. We'll advise you on any improvements needed.
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Authorize Necessary Repairs
Respond promptly when we notify you of repair needs, especially urgent damp/mould issues covered by Awaab's Law. Quick authorization helps us meet tight deadlines.
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Keep Certificates Current
Allow us to arrange annual Gas Safety checks and 5-yearly electrical inspections. We'll coordinate everything but need your approval for access.
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Consider Pet Requests Fairly
When we forward pet requests, we'll provide our recommendation. Final decision is yours, but it must be based on valid reasons (not blanket refusals).
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Follow Eviction Procedures
If you need to regain possession, work with us to use the correct grounds and notice periods. We'll guide you through the legal process.
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Accept Fair Rent Increases
Rent increases must be to market rate only. We'll provide evidence of comparable properties to support any increase we recommend.
Implementation Timeline
Here's when the key changes came (or will come) into effect:
Enhanced Council Powers
New investigatory powers for local councils including property inspections, document demands, and third-party data access.
Core Provisions
Section 21 abolition, Assured Periodic Tenancies, rent increase caps (once annually), pet consideration requirements, anti-discrimination protections, and rent bidding ban.
PRS Database
Rollout of the Private Rented Sector Database for landlords and local councils to enhance compliance tracking.
Social Sector Extension
Tenancy reforms extend to the social rented sector.
Mandatory Ombudsman
All landlords must be enrolled in the PRS Landlord Ombudsman scheme.
Energy Efficiency Standards
Compliance deadline for minimum energy efficiency standards in rental properties.
Decent Homes Standard
Full implementation of Decent Homes Standard pending government consultation. Timeline to be confirmed.
Common Questions
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What if I need to sell my property?
Ground 1A (sale) can be used to regain possession with 4 months notice, but only after the first 12 months of the tenancy. The property cannot be re-let for 12 months after using this ground. We'll help you plan the timing and manage the process.
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What if my tenant stops paying rent?
Ground 8 (serious rent arrears) still exists. We can serve 4 weeks notice once arrears reach 3 months (increased from 2 months under RRA 2025). Arrears must still be at least 3 months at the court hearing. We monitor rent payments closely and act quickly if arrears develop.
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Do I have to accept pets?
Not automatically. You can refuse if there are valid reasons (building restrictions, insurance issues, property unsuitability). But you can't have a blanket "no pets" policy. We assess each request on its merits.
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What happens if I don't comply?
Penalties vary by violation: £7,000 for excessive rent in advance, £5,000 for illegal evictions. Awaab's Law penalties (£7,000 initial, up to £40,000 for serious violations) will apply to private landlords when extended in 2035/37. Plus potential rent repayment orders up to 24 months of rent. We help you avoid all of this.
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How often can I increase rent?
Maximum once per year, and only to market rate. Increases must be fair and justified. Tenants can challenge excessive increases through a tribunal. We research comparable properties to support reasonable increases.
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What if my existing tenancy started before RRA 2025?
Most provisions apply to all tenancies, regardless of start date. When the fixed term ends, it automatically becomes a periodic tenancy under the new rules. We'll ensure smooth transitions.
Questions About Your Property?
If you have specific questions about how RRA 2025 affects your rental property or need guidance on compliance, please get in touch with us. We're here to make property management simple and stress-free.
This guide provides general information about landlord obligations under the Renters' Rights Act 2025. It is not legal advice. For specific advice about your property or compliance requirements, please consult the National Residential Landlords Association (NRLA), a property solicitor, or a qualified legal advisor.
Last updated: 14 November 2025