The Renters’ Rights Act 2025: What Landlords and Tenants Need to Know

The Renters’ Rights Act 2025 (the “RRA”) is the most significant shake-up of the private rented sector in a generation. It received Royal Assent on 27 October 2025, and its key provisions came into force on 1 May 2026, meaning the new regime is now live for landlords, tenants and letting agents across England. 

In this guide, our real estate team breaks down the headline changes: the end of assured shorthold tenancies, the abolition of “no-fault” Section 21 evictions, the new grounds for possession, and the procedural requirements landlords must now meet, including one deadline that carries a £7,000 fine. 

Assured shorthold tenancies have been abolished — so what replaces them? 

The RRA has abolished assured shorthold tenancies (“ASTs”). All existing ASTs are now assured tenancies (“ATs”) and continue on a periodic basis. Meaning rent is payable on the same periodic basis as before, typically monthly. 

The legal effect is striking: tenancies granted for a fixed term are no longer legally valid. Whether your tenancy agreement said six months or three years, it now runs as a rolling periodic tenancy. 

Are any tenancies exempt? 

Yes. Section 31(1) of the RRA sets out tenancies that cannot be assured tenancies. These include: 

• Tenancies for a term of more than 21 years; 
• Student lettings; and 
• Tenancies granted for less than 21 years but more than 7 years, entered into before 27 October 2025. 

Key takeaways for landlords 

• Rent is now payable periodically; 
• Fixed-term tenancies are no longer legally valid; and 
• Specific legal processes now apply to terminate an assured tenancy. 

Tenants, meanwhile, have a clear statutory exit route: under section 20 of the RRA, a tenant can end the tenancy by serving a notice to quit, with a notice period of at least 2 months.

Section 21 “no-fault” evictions are abolished: the new grounds for possession 

The RRA abolishes “no-fault” evictions — the familiar Section 21 procedure. A landlord seeking possession of a rented property must now establish one or more of the specified grounds for possession. 

The Act introduces two categories: 

1. Mandatory grounds: where the ground is made out, the Court must make a possession order; and 
2. Discretionary grounds: where the Court may make an order if it considers it reasonable. 

Notice requirements have also changed, and for some mandatory grounds, 4 months’ notice must be given. 

The most common mandatory grounds, notice period and what landlord must show at a glance:

Rent arrears: 

Minimum 4 weeks Notice can only be served if 3 months’ rent is outstanding 

Redevelopment: 

4 months Substantial works are required to be carried out to the property 

Reoccupation: 

4 months The landlord requires the property as their own or principal home 

This is not an exhaustive list — further mandatory and discretionary grounds apply. 

The 12-month protected period 

Tenants are protected for 12 months before a notice of possession can be served. Notice can be served before the 12-month period ends only if it is set to expire after that period has lapsed. 

Practical tip: if you are seeking possession, obtain a statement of account (where there are rent arrears) and/or documentary, contemporaneous evidence supporting the ground relied on. Under the new regime, your paperwork is your case. 

New procedural requirements for landlords and a £7,000 fine 

The RRA introduces specific and strict procedural requirements. In accordance with section 16D of the Housing Act 1988, landlords must provide tenants with the following before the tenancy commences: 

• A written statement of the agreed terms, in accordance with the Schedule to the Assured Tenancies (Private Rented Sector) (Written Statement of Terms and Information Sheet) (England) Regulations 2026; 
• Any other information in respect of the tenancy, including the rights of the tenant and the landlord; and 
• A statement of the landlord claiming future possession of the property on certain mandatory grounds only (this does not apply where the landlord seeks possession on the grounds of rent arrears or own occupation). 

In addition, landlords were required to provide all tenants with the Renters’ Rights Act Information Sheet by 31 May 2026. Failure to do so could attract a fine of £7,000. If you have not yet complied, take advice immediately. 

Deposit protection: still essential and now tied to possession 

Although the Section 21 process has been abolished, the RRA amends the Housing Act 2004 and requires that all deposits be protected in an authorised scheme. 

A landlord intending to obtain possession of a property let on an assured tenancy must ensure that: 

• The deposit is protected in an authorised scheme; 
• The prescribed information about the scheme was provided to the tenant; and 
• The deposit was protected within 30 days of receipt. 

Failure to comply may prevent a landlord from obtaining possession, and a tenant may apply to the court for repayment and/or compensation of 1–3 times the deposit amount.

What should landlords do now? A five-point checklist 

1. Review your tenancy agreements — fixed terms are no longer valid, so check how your terms operate as periodic assured tenancies. 
2. Confirm you have served the Renters’ Rights Act Information Sheet on all tenants — the 31 May 2026 deadline has passed and non-compliance risks a £7,000 fine. 
3. Audit deposit protection — ensure every deposit is in an authorised scheme, protected within 30 days, with prescribed information served. 
4. Prepare your evidence — keep statements of account and contemporaneous records to support any future possession claim. 
5. Plan ahead for possession — understand which grounds apply to your circumstances and the notice periods attached to each.

Renters’ Rights Act 2025: FAQs

When did the Renters’ Rights Act 2025 come into force? 

The Act received Royal Assent on 27 October 2025, and its key provisions came into force on 1 May 2026. 

Is Section 21 abolished? 

Yes. “No-fault” evictions under the Section 21 procedure are abolished. Landlords must now establish one or more specified grounds for possession — either mandatory or discretionary. 

Are fixed-term tenancies still valid? 

No. Tenancies for a fixed term are no longer legally valid. Existing ASTs have converted to periodic assured tenancies, subject to the exceptions in section 31(1) of the RRA. 

How can a tenant end their tenancy? 

Under section 20 of the RRA, a tenant can terminate by serving a notice to quit, giving at least 2 months’ notice. 

How quickly can a landlord seek possession of a new tenancy? 

Tenants benefit from a 12-month protected period. A possession notice can only take effect after that period has lapsed. 

How KaurMaxwell can help 

The changes introduced by the RRA are extensive, and further significant developments are likely as possession proceedings are issued under the new scheme and guidance emerges from the Court. 

Our specialist real estate team regularly advises landlords and tenants on property and possession issues. If you would like to understand how the Renters’ Rights Act 2025 affects you and your current circumstances or you need urgent advice on compliance or possession, please contact us today.