Renters’ Rights Act 2025: What Landlords Need to Know (and When It Actually Starts)
At a Glance
The Renters’ Rights Act 2025 (formerly the Renters’ Reform Bill) has now received Royal Assent.
It’s the biggest change to letting law in a generation — ending Section 21 “no-fault” evictions, moving to rolling tenancies, and strengthening rules on rent, pets, and fairness.
But it won’t all change overnight: the Government will set a single implementation date and give landlords sufficient notice before the switch.
The Big Changes – In Plain English
If you’re already Fully Managed with Maalems, these workflows are built in — you’ll be ready on day one.
When It Actually Happens (phased roll-out)
The Act is law, but the changes will start in stages via separate commencement regulations.
Different measures will have different start dates, and some will apply to new tenancies first, with existing tenancies following under transitional rules.
What to expect:
Until then, current rules continue to apply, including Section 21 and fixed-term ASTs.
The New Landscape in Practice
The new system replaces flexibility for landlords with structure and documentation.
Success will depend on clean compliance, accurate timelines and full audit trails — the hallmark of professional management.
For self-managed landlords, this means more admin, record-keeping and coordination with tenants.
For fully managed clients, it’s largely business as usual — these controls already form part of our service.
At Maalems, our management platform tracks inspection cycles, certificates, notices and rent reviews automatically, ensuring you meet the new standards without added workload.
At a Glance
The Renters’ Rights Act 2025 (formerly the Renters’ Reform Bill) has now received Royal Assent.
It’s the biggest change to letting law in a generation — ending Section 21 “no-fault” evictions, moving to rolling tenancies, and strengthening rules on rent, pets, and fairness.
But it won’t all change overnight: the Government will set a single implementation date and give landlords sufficient notice before the switch.
The Big Changes – In Plain English
- Section 21 “no-fault” evictions will go.
You’ll need to rely on updated Section 8 grounds for possession — such as selling, moving in yourself, or serious arrears
- Fixed-term ASTs will be replaced by rolling tenancies.
Every tenancy will become periodic by default, giving tenants flexibility and requiring landlords to use proper grounds to regain possession.
- Rent increases limited to once per 12 months.
All rent reviews must go through the Section 13 procedure with at least two months’ notice.
- Tenants can request pets.
You must consider requests reasonably. Refusals need a valid reason (for example, lease terms or insurance restrictions).
- Stronger standards and fairer access.
DSS bans are unlawful, rental bidding is banned, and all landlords will need to join a PRS Ombudsman and Database once live.
If you’re already Fully Managed with Maalems, these workflows are built in — you’ll be ready on day one.
When It Actually Happens (phased roll-out)
The Act is law, but the changes will start in stages via separate commencement regulations.
Different measures will have different start dates, and some will apply to new tenancies first, with existing tenancies following under transitional rules.
What to expect:
- Periodic tenancies for new lets — begins on the date set in regulations; applies to tenancies granted after that point.
- Existing fixed-term ASTs transition — converted in stages after a later commencement; transitional rules will explain how live terms and any notices are treated.
- Section 21 usage winds down — once a tenancy falls under the new regime, Section 21 cannot be used; possession proceeds on Section 8 grounds.
- Rent reviews (annual cap via Section 13) — the “once per 12 months” rule and notice process apply when your tenancy is within the new regime.
- Pets (reasonable request framework) — starts on its own commencement date; decisions should be reasoned and recorded.
- Rental-bidding ban & fair-access rules — prohibition and enforcement begin on their commencement date(s).
- PRS Ombudsman & PRS Database — mandatory redress/registration will open with a sign-up window ahead of go-live.
- Enforcement & standards enhancements — switched on by regulation, with increased emphasis on audit trails.
Until a specific provision is commenced for your tenancy, current rules apply. We’ll publish the exact dates as soon as the regulations are made.
The Government has confirmed there will be some notice before implementation so landlords, agents and tenants can prepare.Until then, current rules continue to apply, including Section 21 and fixed-term ASTs.
The New Landscape in Practice
The new system replaces flexibility for landlords with structure and documentation.
Success will depend on clean compliance, accurate timelines and full audit trails — the hallmark of professional management.
For self-managed landlords, this means more admin, record-keeping and coordination with tenants.
For fully managed clients, it’s largely business as usual — these controls already form part of our service.
At Maalems, our management platform tracks inspection cycles, certificates, notices and rent reviews automatically, ensuring you meet the new standards without added workload.