Renters' Rights Act overview

On 27 October 2025, the Renters’ Rights Act 2025 received Royal Assent and officially became
law. It introduces major changes to renting in England, aiming to give tenants more security
and better living conditions. 

The changes have not yet come into force, but we believe they will likely come into effect early this year. The Ministry of Housing, Communities & Local Government (MHCLG) have issued guidance which states: 

“We will work closely with all parts of the sector to ensure a smooth transition to the new
system, and will provide sufficient notice ahead of implementation”

Key changes at a glance:

• End of fixed term tenancies: “periodic tenancies” will replace assured shorthold tenancies. There will be no express end date to these tenancies, with tenants being able to give notice at any time to end the tenancy.
• No more ‘no-fault’ evictions: currently, after the initial agreed fixed term of a tenancy has ended, a landlord can require a tenant to leave with two months’ notice. The Act establishes that landlords will only be able to regain possession of the property by relying on one of the statutory grounds for possession.
• Grounds for possession updated: The grounds on which landlords can gain possession of their property have been updated as follows (in relation to private rented homes - other grounds apply to other types of housing):

Mandatory Grounds

1. Ground 1: Occupation by landlord or family.
2. Ground 1A: Sale of property.
3. Ground 7A: Severe antisocial or criminal behaviour.
4. Ground 7B: No right to rent under immigration law.
5. Ground 8:  Rent arrears of 3 months (if paid monthly) or 13 weeks (if paid weekly or fortnightly).

Discretionary Grounds (requiring court approval):

1. Ground 9: The tenant has been offered suitable alternative accommodation.
2. Ground 10: Any rent arrears (less than 3 months/13 weeks).
3. Ground 11: Persistent rent arrears.
4. Ground 12: Breach of tenancy.
5. Ground 13: Deterioration of property.
6. Ground 14:  Antisocial behaviour.
   1. Ground 14A:  Domestic abuse.
7. Ground 15: Deterioration of furniture.

A new protected period will be introduced at the beginning of new tenancies, meaning a landlord cannot take back the property from a tenant for the first 12 months if the grounds for that eviction are to sell the property, or that the landlord wants to live there. Once that twelve month period has ended, landlords must then  give four months’ notice if they wish to gain possession based on these grounds.

• Better living standards:  The ‘Decent Homes Standard’ and ‘Awaab’s Law’ will apply to privately rented homes. Awaab’s Law require landlords to address hazards, like damp and mould, within a certain amount of time. In relation to possession in connection with non-payment of rent arrears, the tenant will need to be at least three months behind in payments.

If you wish to discuss matters relating to the above further please contact Philip Askew.