The Renters’ Rights Act 2025: Everything You Need to Know
The Renters’ Rights Act 2025 is the most significant shake-up to the private rented sector in a generation. It is now in force and applies to all tenancies in England — whether you’re a tenant moving into a new home or a landlord with an existing letting. Here’s what you need to know.
1. Fixed-term tenancies are gone
Assured shorthold tenancies (ASTs) and fixed terms no longer exist for new lettings. All private rented tenancies are now assured periodic tenancies — meaning you rent month to month (or week to week, depending on how rent is paid) on a rolling basis. There is no end date built into the tenancy. This gives tenants greater security and means landlords can no longer simply refuse to renew at the end of a fixed term.
2. Section 21 ‘no-fault’ eviction is abolished
Landlords can no longer end a tenancy without a legally recognised reason. The Section 21 notice — which previously allowed landlords to evict tenants without giving any ground — has been removed from the law. A tenancy only ends when the tenant chooses to leave, or when the landlord successfully obtains a court order under Section 8 using one of the permitted grounds.
3. When landlords can end a tenancy (Section 8 grounds)
Landlords can still recover their property, but must use Section 8 and demonstrate a valid ground. The main grounds include:
- Rent arrears — 3 months’ arrears is mandatory; 2 months is discretionary
- Landlord moving in — the landlord or a close family member needs the property as their main home (minimum 12-month notice period applies)
- Selling the property — the landlord intends to sell (minimum 4-month notice period applies)
- Anti-social behaviour or criminal conduct
- Serious breaches of tenancy
The notice periods for many grounds have increased. Tenants now have a minimum of 4 months’ notice in most circumstances before possession proceedings can begin.
4. Rent increases: Section 13 only
Landlords can only increase rent once per year, and only by using the formal Section 13 notice procedure. Any rent review clause in an older tenancy agreement that allowed for different arrangements no longer has effect. Tenants who believe a proposed increase is above market rate can challenge it at the First-tier Tribunal (Property Chamber). Landlords cannot raise rent during any possession proceedings relating to rent arrears.
5. Rent bidding is banned
Landlords and letting agents are prohibited from inviting, encouraging, or accepting offers above the advertised rent. Every rental property must be listed at a fixed asking price. Tenants cannot be asked to bid against each other — any such practice is now illegal and can result in a financial penalty.
6. Pets: a new right to request
Tenants now have a statutory right to request permission to keep a pet. Landlords must consider the request and cannot unreasonably refuse. If permission is granted, landlords can require the tenant to hold a pet damage insurance policy. Blanket “no pets” clauses in tenancy agreements are no longer enforceable against this right.
Read our full guide to renting with pets under the new rules →
7. Discrimination: protected characteristics
It is now illegal for landlords or letting agents to refuse to let a property, or to apply different terms, on the basis of a tenant’s protected characteristics. This includes refusing applications from tenants with children or those receiving housing benefit. Blanket “no DSS” or “no children” policies are unlawful.
8. Decent Homes Standard and Awaab’s Law
The Decent Homes Standard now applies to the private rented sector for the first time. Landlords must ensure properties meet minimum standards covering structure, facilities, heating, and safety. Alongside this, Awaab’s Law introduces strict legal timeframes for landlords to investigate and fix damp, mould, and other hazards — with serious consequences for failing to act. Local councils have enhanced enforcement powers to compel compliance.
9. Landlord Registration and Ombudsman
All private landlords in England are now required to register on the new Private Rented Sector Database. Letting agents and landlords who self-manage must also be members of a government-approved Ombudsman scheme. These measures are designed to give tenants a clear route to redress and to make it easier to identify and act against non-compliant landlords.
10. Enforcement: significant financial penalties
The Act significantly strengthens enforcement. Local housing authorities can issue civil penalties of up to £7,000 for less serious breaches, and up to £40,000 for serious or repeated offences. Tenants can apply for a Rent Repayment Order (RRO) to recover up to 12 months’ rent where a landlord has committed a relevant offence. Courts can also award additional damages in possession proceedings where a landlord has acted unlawfully.
What this means for tenants and landlords in Cheltenham
Whether you’re a tenant looking for greater security in your home or a landlord managing a portfolio in the Cheltenham area, understanding the Act is essential. The rules are not optional — they apply from day one of any new tenancy and are being phased in for existing tenancies.
At Elliot Oliver, we’ve updated all of our processes, documentation, and advice to reflect the new legislation. If you have questions about how the Act affects your tenancy or letting, get in touch with our team.
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