A defining change in the rental landscape
The Renters’ Rights Act has now become law, following Royal Assent on 27 October 2025. It represents one of the most comprehensive overhauls of rental legislation in decades and marks a turning point for England’s private rented sector.
The new law aims to create a fairer, more consistent, and more transparent rental market. For the country’s 11 million tenants and 2.3 million landlords, the changes will touch almost every aspect of renting, from tenancy agreements to maintenance obligations.
At Northwood, we know that such major reforms can raise questions. Our expert agents have studied the new legislation in detail so we can help both landlords and tenants adapt smoothly to these updates.
How the act affects landlords
The Renters’ Rights Act introduces major changes that shift the way tenancies are managed and how responsibilities are shared. For landlords, this means new expectations around repairs, rent reviews, and tenant communication.
While this is a significant reform, landlords who already prioritise good practice, regular maintenance, and fair treatment of tenants will find that much of what they do remains the right approach.
Our local experts are ready to guide you through these updates, helping you stay compliant and confident as the new rules take effect. If you prefer to step back from day-to-day management, our Full Management and Guaranteed Rent services offer a simple, reliable way to keep your property protected.
The main changes introduced by the Renters’ Rights Act
- Section 21 Evictions Removed – The Act removes the use of Section 21 €œno fault€ evictions. Landlords must now use updated Section 8 grounds to regain possession, ensuring fairer and clearer processes for all parties.
- Tenancies Become Periodic – Fixed-term tenancies will no longer be issued. Instead, all new agreements will be periodic, allowing tenants to end their tenancy with two months’ notice.
- Fairer Rent Regulations – Rent can only be reviewed once per year. Tenants now have the right to challenge increases they believe are excessive.
- Requests for Pets – Tenants can request to keep pets, and landlords must consider these requests reasonably.
- End of Rent Bidding – Properties must be advertised at a set rent, putting an end to bidding situations and ensuring fairness during the application process.
- Protection Against Discrimination – Landlords and agents can no longer decline tenants simply because they have children or receive benefits.
- Decent Homes Standard – This standard now applies to all rentals, setting clear benchmarks for safety, quality, and living conditions.
- Awaab’s Law – A new legal requirement enforces strict repair deadlines for serious hazards such as damp and mould. Landlords must investigate within 14 days, complete repairs within seven days, and act on emergencies within 24 hours. This change prioritises tenant safety and property standards.
- Private Rented Sector Ombudsman – A new Ombudsman will provide tenants with an independent and efficient way to resolve complaints, reducing the need for lengthy court action.
- Private Rented Sector Database – A national database will allow tenants to access information about landlords and properties while giving compliant landlords a way to demonstrate professionalism and transparency.
When will these changes apply
The Act has now passed into law, but the government plans to introduce the measures gradually. The end of Section 21 and tenancy reform are expected to be among the first changes to take effect. The Ombudsman service and PRS Database will follow once systems are ready for launch.
We will keep our clients updated as the government confirms rollout dates and implementation details.
What this means for the rental sector
The Renters’ Rights Act is designed to raise standards and provide long-term clarity for everyone involved in the rental market. For landlords, it brings both new responsibilities and greater recognition of the important role they play in providing quality homes.
At Northwood, we believe this shift creates an opportunity for landlords to stand out as professional, trusted providers of good housing. From reviewing your tenancy agreements to ensuring your properties meet the new standards, our local estate agents are here to help you stay one step ahead.
Planning for a stronger rental market
Whether you are renting out a single property or managing a larger portfolio, understanding the impact of the Renters’ Rights Act is essential. The right preparation now will ensure your tenancies remain compliant, efficient, and profitable.
At Northwood, we combine national expertise with local insight to help landlords and tenants move through this transition with ease. Want to review your portfolio? Book a free rental valuation to see how your property is performing and plan for the 2026 market.
