Renters’ Rights Act 2025 – how will it affect residential tenancies?

This is a summary of some of the changes to residential tenancies due to the Renters’ Rights Act.

The law relating to residential tenancies is complex, and a one-size-fits-all approach is not appropriate. This note applies to ‘standard’ residential tenancies – we have selected this description deliberately to make the point that it will be necessary to assess whether the new rules apply to any given tenancy, and this will only be possible with knowledge of the particular tenancy. 

Accordingly, some tenancies will not fall within the ambit of the changes, for example, long fixed-term tenancies exceeding 21 years, certain fixed-term tenancies between seven and 21 years, and specified student lettings. Detail of the exceptions is beyond the scope of this note, and this note is written on the assumption that exceptions do not apply.

Additionally, it is worth stating that there are many important rules, many of which are not set out in this note, and there can be consequences and penalties for breach. Those involved in dealing with residential tenancies and residential accommodation will need to be familiar with all of the rules.

The Ministry of Housing, Communities and Local Government (MHCLG) has published an implementation roadmap. The dates in this note come from those set out in the roadmap. Until the law comes into force, the dates are open to change, although the 1 May 2026 date seems highly likely to apply. We also expect more guidance to become available in advance of the new rules coming in.

From 1 May 2026:

• All existing assured shorthold tenancies (ASTs) will continue but will become assured tenancies (ATs), which will be periodic. The periods of the ATs will be no longer than one month, and rent will be payable on the same periodic basis. Provisions of a tenancy that provide that a tenancy is for a fixed term will be of no effect.
• Tenants will be able to terminate a tenancy by notice to quit, giving at least two months’ notice (or less, down to a minimum of four weeks, if the landlord has agreed in writing).
• Landlords will need to rely on specific grounds for possession in order to end a tenancy and will not be permitted to seek to rely on one of the grounds if the landlord does not reasonably believe that it will or may be able to bring the tenancy to an end on that ground. Each ground has particular conditions and is linked to a particular notice period. The following grounds and descriptions are examples and the wording provided is a summary – it is important that the wording of the legislation be analysed and followed if a ground is to be relied upon:
  • Ground 1: Own occupation – may apply if the landlord requires the property as their principal home, but this cannot be used in the first year of the tenancy.
  • Ground 1A: Sale – may apply if the landlord intends to sell or grant a long lease, but this cannot be used in the first year of the tenancy.
  • Ground 5: Ministers of religion – may apply where the property is held for occupation by a religious minister and is required for that. The landlord must give two months’ notice.
  • Ground 5C: End of employment – may apply where the property was let to the tenant as part of their employment, or as initial accommodation, and the employment or initial period has ended. The landlord must give two months’ notice.
  • Ground 5H: Eligibility requirements not met – may apply where the landlord is a registered provider or charity and let the property on certain specified eligibility conditions and, among other requirements, those conditions are no longer met or have ended. The landlord must give two months’ notice.
  • Ground 8: Rent arrears – may apply if rent is unpaid. The landlord must give four weeks’ notice.
  • Ground 12: Breach of tenancy – may apply if an obligation of the tenancy is broken or not performed. The landlord must give two weeks’ notice.

Importantly, the time periods are periods that must pass before a landlord applies to court for an order for possession. So, in practice, the time it might take for a landlord to recover possession may be far longer. Additionally, some of the grounds are mandatory, meaning that a court must provide an order for possession if the ground is valid, whereas some are at the discretion of the court. Further, for a landlord to rely on some of the grounds, notice of that intention must have been given before the tenancy was entered into.

• Advertisements for lettings must state a proposed rent, and a higher rent will not be permitted.  Payments of rent in advance, except for certain situations or the first instalment of rent, will not be permitted. There are provisions to prohibit the first instalment being greater than later payments.
• Tenants will be able to challenge the rent payable within the first six months.
• The process for increasing the rent is altered. Contractual rent review provisions are of no effect, the rent can only be increased once every 12 months and a minimum of two months’ notice to change the rent will be required. If a tenant challenges the increase and the increase is approved by the Tribunal, it will apply from the date of the Tribunal’s approval rather than an earlier date. If the rent increase was due before the commencement date on the basis of a valid rent review provision which was binding on the tenant at that time, this review may proceed unaffected.
• A tenant will be entitled to recover rent paid for any days falling after the end of the tenancy.
• Tenants may ask in writing for consent to keep a pet, and such consent must not be unreasonably refused. A landlord is required to respond in writing within 28 days.
• For new tenancies, a landlord must provide its tenant with a written statement of certain terms.  These can be within the tenancy agreement. We anticipate that standard forms of tenancy agreement outlining all of the necessary terms will be available soon.
• For existing tenancies, a landlord must provide its tenant with certain information within one month of 1 May 2026, i.e. by 31 May 2026. We expect the Government to provide a final version of the necessary information sheet shortly.

From late 2026 onwards:

• A database will be established, holding details of current and prospective landlords and properties which are, or are intended to be, let. The expectation is that landlords will need to pay a fee.
• Certain landlords will be required to be members of a redress scheme, intended to enable independent adjudication of complaints by prospective, current, or former tenants.  

Other points to note:

• Where notices have been served in relation to tenancies before 1 May 2026, these may still be valid but different rules will apply. If landlords are considering or have served notices, they should consult the specific rules.
• The Government’s intention is that new standards of housing quality and health and safety will apply in the future, including a new “Decent Homes Standard”. 

Do landlords need to do anything?

• Review any tenancies and establish whether the new rules apply and the impact.
• If landlords intend to use a particular ground to end tenancies in the future, ensure that none of the conditions to that ground will prevent the use of that ground. There remains some uncertainty around how the grounds will operate.
• If landlords are considering serving notices under the current rules, urgently take advice on the impact of the new rules.
• Be ready to provide the required statements or information to tenants.

To discuss this matter further, get in touch with Chris Sharpe at ChrisSharpe@stoneking.co.uk.