Renters’ Rights Act: What Landlords and Tenants Need to Know

The Renters’ Rights Act 2025 (‘RRA’) received royal assent on 27 October 2025, marking a significant milestone in tenant protection legislation. Several provisions in the Act depend on commencement orders for implementation, and we therefore await the timetable to see which changes come into force and when.

Those who have been in the loop since its proposals will know this new law introduces comprehensive reforms to strengthen renter protections across the housing market whilst placing more onerous burdens on landlords to get things right.

The commencement of the RRA spells the end to assured shorthold tenancies – the standard type of tenancy agreement for most residential properties. Section 2 of the Act repeals the previous legislation dealing with assured shorthold tenancies, meaning that assured shorthold tenancy agreements will no longer be able to be created, and assured shorthold tenancies in place will revert back to assured tenancies.

With this comes the abolition of no-fault evictions. Under the previous provisions, a landlord could utilise the section 21 Housing Act 1988 provisions to secure vacant possession of their property (let under an assured shorthold tenancy), without having to cite any reasons why they were doing so. Landlords need not fret however, as the RRA expands the scope of the grounds under which possession can be sought.

Schedule 1 of the RRA expands the mandatory and discretionary grounds set out in Schedule 2 Housing Act 1988. Particularly significantly, these amendments include a substitution for Ground 1, where after 12 months of the tenancy, the landlord can seek possession, on 4 months’ notice, to allow a close family member to occupy the property. With the amendments are also changes to the notice periods for notices seeking possession. Landlords should be alert to these ground-specific changes, especially when seeking to prepare and serve the notices themselves.

Sections 6 to 10 of the RRA set out restrictions on increases in rent, restrictions for rent to be paid in advance (in excess of a monthly arrangement), and requirements for repayment of rent for that paid for days after the end of a tenancy. Landlords will not be able to increase rents under assured tenancies more than once per year, and when looking to increase the rent, will need to use the amended statutory notice procedure under section 13 of the Housing Act 1988. Tenants will also have increased rights to challenge increases, permitted only to market levels , by application to the Tribunal. Any increases following the challenge will take effect from the Tribunal’s determination.

The Act will be implemented in phases over the coming months, with guidance being issued to both landlords and tenants on the new requirements.

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Here at Ashtons Legal we offer a comprehensive range of services, including the drafting of tenancy agreements, and eviction procedure. Please get in touch with our specialist Property Litigation team by using our online enquiry form or calling 0330 404 0738.