the renters rights act 2025 - a new era for landlords, tenants and letting agents

Published: 31/10/2025

The Renters’ Rights Act 2025: A New Era for Landlords, Tenants and Letting Agents

The Renters’ Rights Act has received Royal Assent from King Charles III and become law.

Guiding Our Clients with Confidence

These landmark reforms will significantly alter the way people rent and let homes across England. For landlords, tenants, and letting agents alike, understanding what’s changing and preparing early is essential.

At Circa London, we’ve spent over a decade guiding clients through every shift in the property market. From evolving regulations, to economic challenges, our lettings specialists have successfully managed and let hundreds of homes with a commitment to compliance, transparency, and  great care.

As the Act brings significant updates to tenancy law, both landlords and tenants need to be working with experienced professionals. Our team stand out from the crowd by providing clear advice, proactive management, and practical solutions to ensure a smooth transition for everyone involved.

To help you navigate this new landscape, we’ve created a straightforward guide to the Renters’ Rights Act 2025, explaining what the new rules mean in practice and how to adapt with confidence.

What the Renters’ Rights Act 2025 means for you.

1. Ending ‘No-Fault’ Evictions
The new law will abolish Section 21 notices, often known as the ‘no-fault’ eviction process. Landlords will no longer be able to end a tenancy without a valid reason. Instead, evictions must follow updated Section 8 grounds, such as a breach of tenancy, a decision to sell, or the landlord or their family wishing to occupy the property.

A twelve month protected period, will apply at the start of each tenancy, meaning landlords cannot issue a possession notice (4 months’) sooner than eight months from the start of the tenancy.

2. Moving to Open-Ended Tenancies
All new tenancies will now be ‘periodic’ from day one, replacing the fixed-term Assured Shorthold Tenancy (AST) model. This means tenancies will continue indefinitely until lawfully ended by either party.

• Tenants can give two months’ notice to leave.
• Landlords must provide four months’ notice - and only when they have valid grounds for possession.

3. Fairer Rules for Rent and Deposits
Rent increases will be limited to once a year and must follow the Section 13 notice procedure. Landlords can no longer:

• Ask for more than one month’s rent in advance.
• Encourage or accept bidding wars above the advertised price.

Tenants will also have the right to challenge rent increases that appear to be above the current market rate, through a tribunal system.

4. Pets and Tenant Protections
Under the new law, landlords will no longer be able to unreasonably refuse pets. They must respond to requests within 28 days, and any refusal must be backed by valid reasoning.

Additionally, it will be illegal to discriminate against tenants based on factors such as having children or receiving benefits. The aim being to create a fairer and more inclusive rental market.

5. Raising Standards Across the Sector
A ‘Decent Homes Standard’ will now apply to privately rented homes for the first time, setting clear expectations for safety, repair, and condition.
In line with Awaab’s Law, issues like damp and mould, will need to be addressed within defined timeframes, protecting tenants’ health and wellbeing.

Local councils will also receive stronger enforcement powers to tackle non-compliance and improve overall standards in the sector.

6. Landlord Registration and the New Ombudsman
Every landlord will need to register their properties on a national database, increasing transparency and accountability.

A new, single Landlord Ombudsman will provide a faster, route for resolving disputes between landlords and tenants, without the need for lengthy legal proceedings.

Working Together for a Smooth Transition

At Circa London, we’re working closely with Propertymark and other industry bodies, to ensure our landlords, tenants, and teams are fully prepared. Propertymark continues to campaign for a fair balance which will protect tenants, while supporting responsible landlords and agents who uphold the rules.

We’re committed to:

• Staying informed as secondary legislation is rolled out.
• Offering clear, practical guidance to our clients.
• Ensuring full compliance and peace of mind for everyone we work with.

Robby Ellis, Head of Lettings at Circa London, said:

“After years of uncertainty and debate, this is a defining moment for the private rented sector. With the Renters’ Rights Act 2025 now law, the priority must be in providing clarity, confidence, and stability for landlords, tenants and agents alike. While the scale of change may seem daunting, it also presents an opportunity for letting and managing agents to demonstrate their true value. We will continue to offer expert advice, proactive management and genuine care for both landlords and tenants. As we enter this new era, Circa London is fully prepared to guide our clients with clarity, confidence, and complete compliance every step of the way.”

If you’re looking for clear answers about how the new Act affects you, our friendly team is here to help. Contact us today to learn how we can help you adapt confidently to the Renters’ Rights Act 2025.