Understanding the UK’s Renters’ Rights Act – a new era for Landlords

The landscape of the private rental sector in the UK is undergoing a major transformation. For buy-to-let landlords, the Renters’ Rights Act 2025[1], which recently became law, signals the most significant shift in housing legislation for over three decades. This new law introduces changes designed to enhance security and standards for tenants, while also redefining the process for landlords seeking possession of their properties.

It is crucial for property investors to understand these reforms to ensure compliance and manage their portfolios effectively in this new environment.

The End of ‘No-Fault’ Evictions

The central change for landlords is the abolition of Section 21 notices, often known as ‘no-fault’ evictions. Since the late 1980s, Section 21 has allowed landlords to end an Assured Shorthold Tenancy (AST) and regain possession after the fixed term ends, or during a periodic tenancy, without needing to provide a specific reason.

• The New System: Under the Act, all future tenancies will be periodic (rolling tenancies) from the start. A tenancy could only end if the tenant chooses to give notice or if the landlord utilises one of the now-strengthened grounds for possession under Section 8 of the Housing Act 1988.
• Valid Grounds: Landlords could still regain their property for legitimate reasons, such as wanting to sell the property, move in themselves or a family member, or where there are documented issues like serious rent arrears, anti-social behaviour, or breaches of tenancy terms.
• Time to Prepare: The new rules will be phased in through secondary legislation, giving landlords time to adjust their management practices and documentation.

This reform aims to provide renters with greater stability and encourage them to report necessary repairs without fear of eviction. For landlords, it means that seeking possession will now require proper documentation and justification through the updated Section 8 process.

Raising the Bar: Property Standards

The Act also introduces higher minimum standards for privately rented homes, giving tenants and local authorities stronger powers for enforcement.

• Decent Homes Standard: For the first time, the Decent Homes Standard will be extended to the private rental sector. This requires landlords to maintain their properties in a good state of repair, ensure they are free from serious health and safety hazards, and provide a reasonable degree of thermal comfort.
• Awaab’s Law: Reflecting the need for swift action on serious issues, the Act extends Awaab’s Law to the private market. This requires landlords to fix health and safety problems, such as damp and mould, within specified, strict timeframes.
• Enforcement: Local councils could receive stronger powers to investigate breaches and issue penalties, including potential fines or expanded Rent Repayment Orders for non-compliance.

Landlords should pro-actively review their properties to ensure they meet the upcoming standards and have robust maintenance procedures in place.

New Rights and Redress for Tenants

The legislation also introduces several new rights for tenants that landlords need to be aware of:

• Pet Requests: Tenants could now have the right to request a pet in their home. Landlords must consider the request reasonably and could only refuse on justifiable grounds. To protect the property, landlords could require tenants to obtain pet insurance to cover any potential damage.
• Rent Increases: Landlords could only increase rent once per year, and tenants could be able to challenge rent increases they believe are excessive or unfair.
• Discrimination: It will become illegal for landlords or agents to impose blanket bans on renting to prospective tenants who have children or who receive benefits.
• New Ombudsman: A Private Rented Sector Ombudsman will be established to provide a mandatory, binding, and less formal way to resolve disputes between tenants and landlords, avoiding court action in many cases.
• Landlord Database: A national Private Rented Sector Database will require every landlord in England to register their properties, confirming they meet legal standards.

Preparing Your Buy-to-Let Investment

While the changes represent a significant overhaul, they are being introduced in stages to allow time for the market to adapt. For responsible, informed landlords, the changes simply reinforce good practice.

If you are a buy-to-let investor, understanding the financial implications of these changes, from potential maintenance costs to adapting your portfolio strategy, is vital. As part of your planning, you could consider reviewing your mortgage arrangements.

As a broker with access to a comprehensive panel of lenders, we could help you explore the most suitable buy-to-let mortgage options for your updated business model. We do not charge a broker fee for this advice.

Contact us today to discuss your buy-to-let mortgage needs and how the new regulations could impact your investment strategy.

Source:

[1] GOV.UK. (Historic Renters’ Rights Act becomes law). Available at: https://www.gov.uk/government/news/historic-renters-rights-act-becomes-law. [Accessed 28 October 2025].