The Renters’ Rights Act 2025, formerly known as the Renters’ Reform Bill, has now received Royal Assent and officially become law. This marks one of the most significant updates to private rented sector legislation in recent years.

While the Government will introduce the new rules in stages, landlords should begin preparing now. Below is an overview of the main changes and what they mean in practice.

1. End of “no-fault” evictions (Section 21)

Section 21 “no-fault” evictions will be abolished. In future, landlords will only be able to regain possession using specific legal grounds (such as wanting to sell or move back into the property).

This means all tenancy terminations will need to be supported by a valid reason and evidence, under an updated Section 8 process.

2. Move to open-ended tenancies

Fixed-term Assured Shorthold Tenancies (ASTs) will be replaced with open-ended periodic tenancies.
This means tenancies will continue indefinitely until the tenant decides to leave or the landlord seeks possession under one of the new grounds.

3. Rent increases and rent bidding

Rent increases will be limited to once per year, with tenants given the right to challenge increases they believe are excessive.
The practice of “rent bidding” — where applicants compete to pay above the advertised rent — will also be prohibited.

4. Pets and tenant requests

Tenants will have the right to request permission to keep a pet, and landlords must not unreasonably refuse. Landlords will be able to require the tenant to cover the cost of pet insurance or any additional damage risk.

5. Fair access and anti-discrimination

It will become unlawful to refuse tenants purely because they receive benefits, have children, or other personal circumstances unrelated to their ability to rent responsibly.

6. Decent Homes Standard

For the first time, the Decent Homes Standard will apply to the private rented sector. This sets a clear baseline for property quality and safety.

To meet the standard, a rented home must:

• Be free from serious hazards such as damp, mould, or unsafe electrics.

• Be in a reasonable state of repair, with key elements (roof, windows, heating, kitchen, and bathroom) in good condition.

• Provide adequate heating, insulation, hot water, and sanitation.

• Be maintained to this level throughout the tenancy, not only at the start.

Local authorities will be given stronger powers to enforce the standard and issue higher penalties for non-compliance.

7. New landlord database and redress scheme

A new Private Rented Sector Database will be launched, requiring all landlords and agents to register their properties.

A Private Rented Sector Ombudsman will also be introduced to resolve tenant complaints without going through the courts.

8. When will the changes take effect?

Although the Act is now law, the new measures will be introduced gradually.

• The first phase is expected to begin from mid-2026, with further stages following over the next 12 to 18 months.

• Transitional arrangements will apply to existing tenancies, and more detail will follow once official guidance is released.

What Steve Morris & Son are doing

We’re already preparing to ensure all our landlords remain fully compliant.

• We will audit properties against the new Decent Homes Standard and report back to you should we feel that additional work is required.

• Should you decide or think about selling, we will provide advice on what the procedures are and what notices should be served. Included as standard with our fully managed service at no extra cost.

• Rent increases actioned by ourselves are already carried out according to current and future legislation eg. no increase can occur before the anniversary of the last increase, etc. We will also continue to advise on whether we believe a suggested rent increase is reasonable or not.

• For landlords using our fully managed service, providing we can do so, all required registrations once the landlord database and ombudsman are live will be handled by ourselves.

What you as a landlord should do
Plan, plan and plan.

If you are thinking about selling your property, our advice is to plan accordingly given that you are now required to give 4 months notice to your tenant. In addition, it's important to note that once you proceed down this route, you are unable to let out the property again within a 12 month period.

We’ll continue to keep our landlords informed as each stage of the legislation is implemented.

If you have any questions or would like to discuss how this might affect your property, please get in touch with our team.