Renters’ Rights Act – What should be top of the list for landlords?

The Renters’ Rights Act 2025 introduces wide-ranging sweeping reforms to the private rented sector in England, fundamentally changing the legal framework for both landlords and tenants – these aren’t small changes, it’s the biggest set of reform the sector has seen in over 30 years.

Key changes include section 21, more commonly known as ‘no fault’ evictions, being abolished, Assured Shorthold Tenancies becoming periodic tenancies with fixed-term contracts becoming void, and increased oversight by local authorities.

For those falling foul of the new laws, there will be tougher penalties and potentially fines for failure to register and provide accurate information to a new national redress scheme, the landlord database.

Increasing burden for landlords

We have mentioned some of the headlines already, but there are also several other changes coming that will increase the burden for landlords.

• Increased thresholds for ‘fault’ notices – Currently, if a tenant falls within one of the statutory grounds for eviction, for example, rent arrears, or antisocial behaviour, landlords can seek possession under section 8. The Renters’ Rights Act makes this harder by introducing new requirements before courts will grant possession. Perhaps the most significant of these changes, tenants will need to be three months in rent arrears (rather than two) before a landlord can rely on the mandatory rent arrears ground.
• Restriction on rent increases – Landlords will no longer be able to rely on rent increase clauses in tenancy agreements. Instead, they’ll have to rely on a statutory section 13 notice, and not within the first 52 weeks of the tenancy. The notice period will also increase from one month to two. Tenants will continue to have the right to challenge proposed rent increases and any notice at the First-tier Tribunal, which has the power to determine the open market rent. A landlord will also be required to specify a rent amount in adverts for new tenancies and cannot invite or accept offers exceeding these amounts.
• Right to request pets – Tenants may request to keep a pet and landlords must not unreasonably refuse consent except in very limited circumstances. Processes and deadlines for pet requests are set out in the Renters’ Rights Act, and courts may order specific performance against landlords who fail to comply.
• Anti-discrimination measures – Landlords will be prohibited from discriminating against prospective tenants because they either have children living with them or visiting them, or if the tenant claims benefits. Blanket bans and tenancy clauses to this effect are void, saved for very limited exceptions. New financial penalties will be in place for discriminatory practices.

So, with only a few months until the new legislation comes into effect on the 1st of May, what should be top of the list for landlords?

How landlords should prepare

To protect their investments and ensure legal compliance, landlords should prepare for an era of more local authority oversight which will include greater investigatory powers, increased financial penalties (of up to £40,000 in some cases) and new offences for misuse of possession grounds. Some practical next steps include:

• Review and update tenancy agreements – Removal of fixed-terms, bringing rent increase clauses into line with the new statutory provisions, removing outright bans on pet ownership and removing any discriminatory clauses could prevent landlords running into problems in the future
• Serve section 21 notices as soon as possible – Section 21 will be abolished, but this is not anticipated to come into effect before the beginning of May and notices served before this time can be relied upon. Assuming that the landlord wishes to recover vacant possession of the property in the near term and depending upon whether the necessarily formalities have been complied with, landlords should ensure section 21 notices are served correctly before their anticipated abolition date on 1 May. There will be no opportunity to remedy an invalid section 21 notice after this time.
• Familiarise with new offences and penalties – Misuse or reckless reliance on possession grounds, or failure to provide proper documentation, can result in fines up to £40,000, rent repayment orders, and summary convictions
• Understand new database and redress scheme requirements – A landlord should prepare to register themselves and their property details on the private rented sector database and ensure continued compliance. A landlord should also prepare to join a redress scheme
• Prepare for the Decent Homes Standard – While this is not yet required, it is anticipated that the Decent Homes Standard shall be expanded to the private rental sector. This sets out the minimum standards for rented housing and landlords should anticipate upgrades to housing where necessary and seek to address any issues that could impact upon a tenant’s health.

Landlords who use the coming months to prepare, rather than simply watch the clock, will be far better placed to adapt to the changes ahead.

RRA brings more regulation

There’s no denying that the Renters’ Rights Act introduces more regulation and greater scrutiny. But it also opens the door to genuine opportunities.

Clearer rules, more stable tenancies when managed well, growing demand for professionally run properties, and a market reshaped by those willing to raise standards all favour landlords who are ready to engage.

For now, focus on the right priorities at the right time, these actions should help landlords reduce future legal risk and ensure compliance.

Daniel Smith is a senior associate in the dispute resolution team at Gardner Leader, specialising in property disputes. He has been listed in the 2026 Legal 500 rankings as a Recommended lawyer for property litigation.