The Renters’ Rights Act 2025 — the big reboot for renting (what’s new, what it means, and exactly what landlords & tenants should do next)

Big news: Parliament has turned years of debate into law. The Renters’ Rights Act 2025 has now received Royal Assent and is poised to transform private renting in England — ending “no-fault” evictions, changing how tenancies work, giving tenants new rights (pets! safer homes!) and giving local authorities stronger enforcement powers. Below I’ve written a friendly, practical, slightly cheeky guide to everything new, why it matters, and step-by-step actions for landlords and tenants. Readable. Actionable. No legalese rabbit holes. 🏡✨

Quick overview (if you’re impatient)

• Section 21 “no-fault” evictions are abolished — landlords must use specific legal grounds to regain possession.

• Fixed-term assured short hold tenancies mostly replaced by rolling/periodic tenancies — the default is a more secure, open-ended tenancy.

• Rent increases: landlords can increase rent only once per year to market rate, with specified notice and tribunal review routes.

• Pets: tenants gain a right to request a pet; landlords cannot unreasonably refuse and must follow timeframes for responses.

• Local housing authorities get wider investigatory powers; first powers commence 27 Dec 2025 — stronger enforcement tools for poor landlords.

(Full explanations, examples and checklists follow.)

1) No more “no-fault” Section 21 evictions

What happened: The Act abolishes the Section 21 mechanism that let landlords regain a property without giving a reason. That means — in most cases — landlords must rely on specified legal grounds (eg. rent arrears, anti-social behaviour, genuine sale or moving-in) to seek possession. This is intended to stop sudden evictions that can cause homelessness.

Why it matters:

• Tenants have more security and can ask for repairs without the fear of being quickly “booted out.”

• Landlords lose a fast route to evict; they’ll need to prepare stronger evidence if they need possession.

Practical tip (landlords): audit your portfolio — ensure you have documented reasons and evidence for any possession cases (repair requests, rent statements, communications). If you need possession in future, get early legal advice to use the correct ground and prepare your paperwork.

2) Fixed-term assured tenancies largely out; rolling tenancies in

What happened: The Act replaces many fixed-term assured shorthold tenancies with a default periodic/rolling model. The law aims to remove the automatic “end of term” churn and give renters continuity.

Why it matters:

• Tenants: more stability; you won’t be forced to move at end of a short, fixed term unless landlord proves a legal ground.

• Landlords: you can’t rely on an expiring fixed term as a default eviction route — plan for ongoing management and for the landlord to use valid possession grounds when necessary.

Practical tip (both): review your tenancy agreements now — many will need rewording to reflect the new statutory default and the Act’s implied terms.

3) Rent increase rules — once a year, market rate, with a challenge route

What happened: Rent increases during a tenancy are restricted — landlords may propose an increase only once every 12 months, normally to the market rate, and must give the proper notice; tenants can challenge increases (First-tier Tribunal can intervene). This is aimed to curb frequent, unpredictable rent hikes.

Why it matters:

• Landlords should plan cashflows and set rents reasonably (you cannot repeatedly hike mid-year).

• Tenants have a formal way to challenge unreasonable increases.

Practical tip (landlords): adopt a rent review calendar for each property (date of last increase, when next legally allowed). When proposing increases, keep local comparables and evidence to hand — this reduces tribunal risk.

4) Pets — tenants get a right to request, landlords can’t “blanket ban”

What happened: The Act creates a right for tenants to make a written request to keep a pet; landlords must consider requests and cannot unreasonably refuse. The law sets timeframes for responding and allows landlords to seek reasonable protections (eg. pet insurance).

Why it matters:

• Tenants can try to keep a cat/dog/rabbit without automatic rejection.

• Landlords remain able to refuse on genuine, reasonable grounds (e.g., leasehold restrictions, unsuitable property type) but must explain that refusal in writing.

Practical tip (landlords): prepare a clear pet-request process (template form, timescales, reasonable conditions such as refundable pet deposit is unlikely to be allowed but you can request pet insurance or extra cleaning at end of tenancy). For tenants: submit requests in writing with details (size, behaviour, insurance, references from previous landlords, training/mitigation plans).

5) Decent Homes Standard, enforcement, and investigatory powers

What happened: The Act applies higher standards to the private rented sector (linking to the Decent Homes Standard) and gives local housing authorities stronger investigatory powers — with certain powers commencing on 27 December 2025 — to investigate poor conditions, illegal eviction, etc. Enforcement tools and penalties are being strengthened.

Why it matters:

• Landlords face higher compliance expectations and larger fines for breaches.

• Tenants have clearer legal backing to insist on repairs; local authorities have more teeth to act.

Practical tip (landlords): carry out a property compliance audit now — gas safety, electrical, damp and mould, smoke/CO alarms, repair records. Consider an annual “health check” and keep photographic logs of remedial works and tenant complaints.

What landlords absolutely must do now — an action checklist

1. Document everything — tenancy files should include communications, inventories, repair requests, safety certificates and any evidence you might need to rely on in a possession case.

2. Update tenancy agreements — remove unlawful blanket pet bans, add the new statutory statements required by the Act, and update rent review clauses to match the “once per year” rule. (Get a solicitor or specialist advisor to redraft.)

3. Create a pet-request policy & form — set expected timeframes for decisions and what information you will require (breed/size, proof of training/insurance). Respond in writing within the statutory timeframe.

4. Build a rent review calendar — note the date of last increase and do not attempt more than one annual increase without legal basis; keep local comparables to justify market rate.

5. Proactively fix health & safety issues — the Decent Homes principle and new enforcement powers mean reactive repairs are risky. Improve damp/mould response procedures (log calls, respond promptly).

6. Train your team/agents — your letting agent must follow the Act too. Ensure branch staff know new notice periods, possession grounds, and response obligations.

7. Budget for compliance — some landlords predict transitional costs (refurb, compliance) — factor this into your planning and communications with investors.

Short sample template (landlord acknowledgement of a pet request):

“We received your written request dated [date] to keep [pet type]. Please provide: proof of insurance, vaccination records and two references. We will respond in writing within [statutory days].”

What tenants should do (and what to expect)

• Know your new security — you can’t be evicted without a legal ground (except very limited cases) — this gives you space to report repairs without fear of a retaliatory Section 21.

• Send things in writing — repairs, mould, harassment, or pet requests — save emails, photos and timestamps. If escalation is needed, documentary evidence is powerful.

• If you’re asked to pay multiple months’ rent upfront, check the rules — the Act intends to limit excessive advance payments (watch guidance and tenancy terms). (Check your local advice charity for details.)

• If a landlord serves a rent increase you think is unfair — you can challenge it (Tribunal can judge if the increase exceeds market rate). Keep local comparables.

• For pet requests — make a clear written application: pet type, size/age, training, references from previous landlords, and evidence of responsible ownership (vaccinations/insurance). That makes a “yes” much more likely.

A few likely practical impacts and questions (we answer them)

Will rents go up because of the Act? Possibly for some landlords who adjust pricing to cover perceived risk or compliance costs, but the Act also introduces limits on frequency of increases and tribunal oversight — so effects will vary locally and over time. Watch local market data.

When do the changes start? Royal Assent was granted late October 2025; some investigatory powers and certain measures have commencement dates (guidance notes that LHAs’ investigatory powers can be used from 27 December 2025). Other major changes (eg. abolition of Section 21 and full operational detail) will roll out under commencement orders

Can a landlord refuse a pet? Yes — but not as a blanket ban. A landlord must consider each written request and cannot unreasonably refuse. There will be permitted, reasonable grounds (eg. leasehold / freeholder restrictions, size/type unsuited to the property). Document reasons in writing if refusing.

Handy templates & tools (copy & paste friendly)

Tenant — pet request (short)

Date: [date]

To: [Landlord/Agent]

Property: [address]

I would like to request permission to keep [animal] in the property. Details: [breed, age, neutered, vaccinations, insurance, previous landlord reference]. Please confirm in writing within the statutory timescale. Thank you, [tenant name].

Landlord — rent increase checklist

• Check date of last increase (must be ≥ 12 months).

• Prepare evidence of local market rates (3 comparables).

• Draft Section 13 notice with start date ≥ 2 months from service.

• Offer tenant options to discuss / mediation before Tribunal.

Final thoughts — the new normal (and how to stay sane)

The Renters’ Rights Act 2025 is a paradigm shift: it encourages longer-term, stable tenancies and proper standards — good news for community stability and tenants’ wellbeing. For landlords it means higher standards, more paperwork, and (honestly) a better chance to build long-term, low-turnover tenancies if you treat tenants fairly.

If you’re a landlord: think like a landlord and a business owner — invest in compliance, communication, and documentation. If you’re a tenant: keep records, know your rights, and use the new processes (written requests, challenge routes) to protect your home.