Renters' Rights Act 2025 — Complete Landlord Guide to Every Reform

Section 21 abolished — all new tenancies are periodic assured tenancies

The most significant change in the RRA 2025 is the abolition of the Section 21 no-fault possession procedure and the mandatory periodic structure for all new tenancies:

• Section 21 abolished from 1 May 2026: No Section 21 notice can be served in relation to an assured tenancy granted on or after 1 May 2026. For existing assured shorthold tenancies (ASTs) granted before 1 May 2026, Section 21 notices served before commencement remain valid; notices served after commencement on pre-commencement tenancies were also abolished from 1 May 2026 (the RRA 2025 abolished Section 21 for all assured tenancies, not only new ones, from the commencement date). Landlords seeking possession of all residential tenancies must rely on a specified statutory ground under Schedule 2 to the Housing Act 1988 as amended by the RRA 2025
• All new tenancies are periodic assured tenancies: From 1 May 2026, landlords can no longer grant fixed-term assured tenancies. All new residential tenancies granted by private landlords must be periodic assured tenancies — there is no minimum or maximum term; either party can end the tenancy on the required notice. The tenancy continues indefinitely until either the tenant serves a valid notice to leave (at least 2 months) or the landlord obtains a court order for possession on a specified ground. This means landlords cannot grant 6-month or 12-month fixed terms for new tenancies
• Existing fixed-term tenancies transition: Assured shorthold tenancies granted as fixed terms before 1 May 2026 continue until the end of their fixed term and then become periodic assured tenancies under the new framework. At the end of the fixed term, the tenancy does not expire — it continues as a periodic assured tenancy and can only be ended by the tenant giving 2 months' notice or the landlord obtaining a possession order on a specified ground. There are no Section 21 notices for post-commencement periodic periods of pre-commencement fixed terms
• Student lets: The RRA 2025 introduced a new Ground 4A allowing possession of purpose-built student accommodation (PBSA) and student HMOs where the landlord can demonstrate that the property is let to full-time students and the landlord requires possession for the next academic year. Ground 4A is a mandatory ground with 2 months' notice. Landlords of non-PBSA student properties must serve notice within the academic year in a prescribed window to rely on Ground 4A — careful planning is required for student let landlords operating under the new regime

Section 13 rent increases via Form 4A — and the First-tier Tribunal challenge right

The RRA 2025 reformed how landlords in the periodic assured tenancy regime can increase rent. The existing Section 13 procedure was updated and a new Form 4A introduced:

• Section 13 notice via Form 4A: To increase rent under a periodic assured tenancy, the landlord must serve a Section 13 notice on Form 4A proposing a new rent. The notice must give at least 2 months' advance notice of the proposed increase (not less than a full rental period). Rent can be increased at most once every 12 months — landlords cannot serve successive Form 4A notices to increase rent more frequently than annually. The rent increase takes effect on the date stated in the notice unless the tenant refers to the First-tier Tribunal
• Tenant's right to challenge at the First-tier Tribunal: The tenant can refer a Section 13 notice to the First-tier Tribunal (Property Chamber) before the effective date of the proposed increase. The Tribunal determines a market rent for the property — it is not bound by the landlord's proposed figure and can set the rent at whatever level it considers a fair market rent. Importantly, the Tribunal cannot set a rent higher than the landlord proposed. If the tenant refers to the Tribunal, the rent increase is suspended until the Tribunal determines the matter. The Tribunal's determination is binding for 12 months
• Rent increases during the fixed-term period of pre-commencement tenancies: For tenancies that commenced before 1 May 2026 and are still within their fixed term, rent increases during the fixed term are governed by whatever mechanism the tenancy agreement provides (rent review clause). Once the fixed term expires and the tenancy converts to a periodic assured tenancy under the new regime, subsequent rent increases must use Form 4A. Landlords with fixed-term tenancies containing rent review clauses should review these clauses and plan for the transition to the new Form 4A regime
• No above-market rent offers: The RRA 2025 also prohibits landlords from soliciting or accepting offers of rent above the asking rent when marketing a property. Landlords must state a fixed asking rent when advertising; they cannot invite or accept bids for rent above that figure. This measure was designed to curb rental bidding wars in high-demand areas. Landlords who accept above-asking-rent offers can face enforcement action

New and amended possession grounds — Ground 8a, Ground 1A, and student lets

The RRA 2025 amended Schedule 2 to the Housing Act 1988 to add new grounds and modify existing ones. All possession must now be on a specified ground:

• Ground 8a — persistent rent arrears (new mandatory ground): Ground 8a is a new mandatory possession ground introduced by the RRA 2025. It applies where the tenant has been in rent arrears of 2 or more months on at least 3 occasions in any 36-month period. Unlike Ground 8 (which the tenant can defeat by clearing arrears before the hearing), Ground 8a cannot be defeated by the tenant clearing arrears — a court must make a possession order if the ground is made out. The notice period for Ground 8a is 4 weeks. Ground 8a can be pleaded alongside Ground 8 and Grounds 10/11 to give the landlord maximum flexibility in persistent arrears situations
• Ground 1A — landlord intending to sell (new discretionary ground): Ground 1A is a new discretionary possession ground where the landlord genuinely intends to sell the property. The landlord must serve at least 2 months' notice and demonstrate a genuine intention to sell. Ground 1A is discretionary — the court has discretion to refuse possession even if the ground is made out. After obtaining possession under Ground 1A, the landlord is restricted from re-letting the property for a period — to prevent landlords using Ground 1A as a back-door no-fault eviction. The re-letting restriction period is set by regulation
• Amended notice periods for existing grounds: The RRA 2025 extended notice periods for some existing grounds. Ground 8 (serious rent arrears — 2 months/8 weeks outstanding): notice period extended to 4 weeks (from 14 days under the old regime). Grounds 10 and 11 (rent arrears; persistent delay in paying): notice period extended. Ground 14 (anti-social behaviour): 2 weeks' notice (immediate if serious). Ground 1 (landlord requires property as principal home): 4 months' notice. Ground 6 (redevelopment): 4 months' notice. Landlords must use the new prescribed notice periods for all grounds from 1 May 2026
• Discretionary vs mandatory grounds: Under the reformed Schedule 2, mandatory grounds (where the court must order possession if the ground is proved) include: Ground 8 (2 months' arrears), Ground 8a (persistent arrears), Ground 2 (mortgagee possession), Ground 4A (student lets), Grounds 3, 4, 5 (holiday lets; ministers of religion). Discretionary grounds (where the court has discretion) include: Ground 1A (sale), Grounds 9-16 (various). For mandatory grounds, clearing arrears before the hearing does not defeat Ground 8a (though it defeats Ground 8)

Awaab's Law extended to PRS — hazard remediation timeframes

Awaab's Law (originally enacted in the Social Housing (Regulation) Act 2023 for the social housing sector) was extended to the private rented sector by the RRA 2025:

• What Awaab's Law requires: Awaab's Law imposes mandatory timeframes on landlords to investigate and remediate hazards in rented properties. For the social sector it was named after Awaab Ishak, a two-year-old who died in 2020 from mould exposure in social housing. The RRA 2025 extended these obligations to private landlords. Landlords must: investigate a reported hazard within a prescribed period; complete emergency repairs within 24 hours where there is an immediate risk to health; provide a remediation plan for non-emergency hazards within 14 days; complete remediation within the timeframe in the plan
• Covered hazards: The Awaab's Law requirements apply to damp, mould, and other Category 1 hazards under the Housing Health and Safety Rating System (HHSRS). Damp and mould in particular are covered — the requirements are separate from the pre-existing Homes (Fitness for Human Habitation) Act 2018 obligations, though both apply. A tenant living with persistent damp and mould can now rely on Awaab's Law timeframes in any litigation or local authority enforcement action
• Enforcement — local authorities and court claims: Local authorities can enforce Awaab's Law obligations through improvement notices and emergency prohibition orders. Tenants can also bring civil claims for breach of the statutory duty. The PRS Ombudsman (once operational) will be able to investigate complaints about landlords failing to comply with hazard remediation timeframes. Landlords should create a documented system for recording hazard reports, investigations, and remediation actions — both to demonstrate compliance and as evidence if challenged
• Interaction with HHSRS inspections: An HHSRS inspection by the local authority may identify hazards that trigger Awaab's Law remediation obligations. Landlords who receive an improvement notice should be aware that the Awaab's Law timeframes may run concurrently with the improvement notice compliance period. Proactive compliance — responding promptly to tenant reports and documenting action taken — is the most effective way to avoid enforcement action under Awaab's Law and the HHSRS regime

Mandatory PRS Ombudsman, Property Portal registration, and other reforms

Beyond tenancy structure and possession, the RRA 2025 introduced several registration, compliance, and conduct obligations for private landlords:

• Mandatory PRS Ombudsman membership: All private landlords in England must join the new mandatory PRS Ombudsman scheme. The Ombudsman investigates complaints from tenants about landlord conduct. Membership is compulsory — landlords who are not members of the scheme cannot let property. The Ombudsman can award compensation to tenants of up to £25,000 in upheld complaints. The scheme covers the full tenancy lifecycle and all aspects of landlord management. The PRS Ombudsman is separate from the Property Ombudsman (for lettings agents) and the Housing Ombudsman (for social housing)
• Property Portal registration: The RRA 2025 requires all private landlords in England to register on the new Property Portal administered by MHCLG. Registration requires disclosure of: landlord name and contact details; all properties currently let or available to let; relevant convictions or financial penalties (fit and proper person assessment). Registration is per-property. The Property Portal replaces the need for individual HMO licensing checks in some respects but does not replace HMO licensing — landlords must both register on the Portal and obtain HMO licences where required. Failure to register on the Property Portal before letting is a civil offence
• Pets — default right to keep with insurance: The RRA 2025 amended the Tenant Fees Act 2019 to give tenants a default right to keep a pet in a rented property. Landlords cannot impose a blanket ban on pets. A tenant must make a written request to keep a pet; the landlord must respond within 28 days; consent must not be unreasonably refused. Landlords can require tenants to take out pet insurance as a condition of consent — and the Tenant Fees Act 2019 was amended to permit landlords to require payment for pet-related insurance as an excepted payment. Unreasonably refusing a pet, or failing to respond within 28 days, can lead to an enforcement notice and civil penalty
• Prohibited practices — bidding, DSS bans, children bans: The RRA 2025 prohibits advertising that discriminates against tenants on DSS/benefits or with children (blanket bans). Landlords cannot advertise 'No DSS', 'No benefits', 'No children', or equivalent. Landlords also cannot invite bids on rent — if a property is advertised at £1,200 pcm, the landlord cannot accept £1,400 pcm from a higher bidder or signal that offers above the asking rent will be considered. The Decent Homes Standard is being extended to the PRS by regulation — private rented properties that fall below the standard will be subject to local authority enforcement. Implementation of the Decent Homes Standard in the PRS is being phased in by property type

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