Renters' Rights Act 2025 becomes law, ending no-fault evictions in England
The Renters' Rights Act 2025 became law at 7:40pm on October 27, 2025, after receiving Royal Assent — a quiet moment that will ripple through the lives of 11 million private renters and 2.3 million landlords across England. For decades, landlords could end a tenancy with just two months’ notice, no reason needed. That’s gone. Now, for the first time in a generation, tenants have real security. The twist? It’s not fully in force yet. The law is written, but the machinery to make it work is still being built.
A System That Broke Tenants
Section 21 evictions weren’t just legal — they were routine. Landlords used them to push out tenants who asked for repairs, complained about mold, or simply refused to accept a 15% rent hike. The government called it ‘unfair,’ and renters called it terrifying. A 2024 study by Shelter found that nearly 40% of evictions in England were no-fault. Many ended in temporary homelessness, especially for families, older people, and disabled tenants. One mother in Birmingham told the BBC she was evicted after requesting a new boiler — her child had asthma. ‘They didn’t care why I asked,’ she said. ‘They just wanted me out.’The New Rules — What Actually Changed
The Renters' Rights Act 2025 doesn’t just tweak the system. It rebuilds it. Here’s what’s different:- No more Section 21: Landlords can no longer evict without cause. Period.
- All tenancies are now periodic: Fixed-term leases are gone. Tenants can leave with two months’ notice. Landlords must now use specific grounds under Section 8 of the 1988 Housing Act — like rent arrears, property damage, or the landlord needing the home for a family member.
- New Private Rented Sector Ombudsman: A free, binding dispute resolver with power to force landlords to pay compensation, fix problems, or issue formal apologies.
- Private Rented Sector Database: A government-run portal landlords must use to prove they’re compliant — think of it as a digital health check for rental properties.
- Stronger local enforcement: Councils must now report their enforcement activity. Fines for violations will climb, and inspectors get new powers to enter properties without notice if there’s evidence of neglect.
‘This isn’t a landlord crackdown,’ said a senior housing official in the UK Government’s Department for Levelling Up, Housing and Communities. ‘It’s about fairness. If you’re a responsible landlord, you’ve got nothing to fear. But if you’re cutting corners? The game’s over.’
When Will It Actually Start?
Here’s the catch: the law is signed, but most of it isn’t active yet. The first changes kick in on December 27, 2025, when councils must begin submitting enforcement reports to the Secretary of State. That’s just the start. The Propertymark, the UK’s main body for property agents, confirmed that secondary regulations — detailing how the Ombudsman will operate, what counts as ‘reasonable’ rent increases, and how the database will be accessed — are still being drafted.‘It’s like having the blueprint for a new airport,’ said David Chen, a partner at Pinsent Masons. ‘The foundation is laid. But the runways, the security gates, the baggage systems? Those are still being installed.’
Some provisions won’t land until 2026. Others may take until 2027. The National Residential Landlords Association (NRLA) warned members that ‘the complexity of the new regime could lead to confusion,’ especially around how existing tenancies convert to periodic status.
Who’s Affected — And How
The law doesn’t just change leases. It ripples outward. Dentons, the global law firm, noted that the Act could override terms in mortgages, insurance policies, and even commercial leases tied to residential units. A buy-to-let investor in Manchester might find their lender’s terms no longer align with the new eviction rules. A property management company in London may need to rewrite 500 contracts.But here’s the human side: a 68-year-old woman in Leeds who’s lived in the same flat for 22 years can now sleep easier. She’s been offered a rent hike every year since 2020. Last month, she asked for a new window — the one that leaks when it rains. Her agent said, ‘We’re thinking of selling.’ Now? She can say no. And they can’t force her out.
What’s Next?
The UK Government says it will publish implementation details ‘as soon as possible.’ But ‘as soon as possible’ has been the government’s phrase since July. The Propertymark is already rolling out training webinars and a free ‘Compliance Toolkit’ for agents. Tenants’ groups are urging local councils to start hiring more housing officers — because without enforcement, the law is just paper.One thing’s clear: the era of the landlord as absolute ruler is over. The question now isn’t whether the law is fair — it’s whether the system can catch up.
Frequently Asked Questions
How does this affect tenants who are behind on rent?
Tenants who fall behind on rent can still be evicted — but only under the new Section 8 grounds, which require landlords to prove arrears are at least two months’ worth and have been unpaid for at least six weeks. The Ombudsman can help negotiate payment plans, and courts must now consider a tenant’s financial hardship before granting possession orders. This isn’t a blanket protection — it’s a fairer process.
Can landlords still raise rent anytime?
No. Rent increases are now capped at once per year and must be tied to local market data published by the Office for National Statistics. Landlords must give two months’ notice, and tenants can challenge unreasonable hikes through the new Ombudsman. In areas like Brighton or Cambridge, where rents have jumped 30% since 2020, this could mean a freeze or even a rollback in extreme cases.
What happens if a landlord refuses to use the new database?
Failure to register or update information in the Private Rented Sector Database will trigger automatic civil penalties — up to £5,000 per breach. Local councils will cross-check the database with council tax records and energy performance certificates. Landlords who ignore it risk losing the right to serve any eviction notice, even under Section 8.
Does this apply to Scotland or Wales?
No. The Renters' Rights Act 2025 applies only to England. Scotland abolished Section 21 in 2022. Wales did so in 2024. The UK Government says it’s ‘monitoring outcomes’ in those nations before considering similar moves in Northern Ireland — but no legislation is planned there yet.
Will this make renting harder for first-time landlords?
It may. The new compliance burden — training, database entries, stricter rules — could deter small-scale landlords. But the government is offering free online courses and a £250 grant for first-time landlords who complete certification. The goal isn’t to push them out, but to professionalize the sector. Many experts believe this will reduce rogue operators and raise standards overall.
What if a landlord wants to sell the property?
They can still sell — but not by evicting the tenant. The new tenancy transfers to the new owner. If the buyer wants to live there, they can use a Section 8 ground for ‘landlord occupation,’ but they must give six months’ notice and prove it’s their only home. This prevents ‘flipping’ properties by forcing tenants out. It’s a major shift: the property is now tied to the tenant, not the owner.