Big Changes Ahead for Renters & Landlords: What the Renters’ Rights Act 2025 Means
Big changes are coming to the rental market. The Renters’ Rights Act 2025 takes effect from 27 December 2025, marking the start of major reforms for tenants, landlords, and agents — from new investigation powers to the end of “no-fault” evictions.
Big Changes Ahead for Renters & Landlords: What the Renters’ Rights Act 2025 Means
First key changes take effect from 27 December 2025
1. What is the Act?
The Renters’ Rights Act 2025 is a major overhaul of the private rented sector in England. On 27 October 2025 the Bill received Royal Assent and formally became law. GOV.UK+2Vickers and Barrass+2
However—not all of its many reforms take effect immediately. Many provisions are subject to a “commencement date” (or dates) set by the Secretary of State, and secondary regulations will fill in the detailed rules. Shelter England+2The Independent Landlord+2
2. The first commencement date: 27 December 2025
One of the first pieces of the Act will take effect on 27 December 2025. According to the trade body Propertymark, from that date local housing authorities (LHAs) will gain enhanced investigatory powers. Propertymark
Key points effective 27 December include:
- LHAs may issue written requests under Section 114 of the Act for “relevant persons” (landlords, agents, licensors, marketers, persons with an interest in the property in the last 12 months) to provide information about the property. Propertymark
- LHAs may request information from any person or organisation when they reasonably suspect a breach under Section 115. Propertymark
- Entry powers: Business premises (letting agent offices etc) may be entered with 24 hours’ written notice for routine inspection (Sections 118/120). Residential premises: inspection with 24 hours’ notice or by warrant (Section 126). Propertymark
- LHAs will be required to make reports to the Secretary of State about enforcement of the Act. Propertymark
- Repeal of certain “abandonment” provisions in the Housing and Planning Act 2016 which have never been brought into force, so the legislation can’t be activated in future. Propertymark
In short: December 27 is the first milestone. Many of the headline reforms (abolition of “no-fault” evictions, conversion of tenancies, etc) will come later.
3. Key reforms coming up
Once the main provisions commence, the Act will bring fundamental changes. Some of the highlights:
- Abolition of “no-fault” evictions (the so-called Section 21 notices) in the private rented sector. GOV.UK+2Shelter England+2
- New tenancy regime: fixed-term assured shorthold tenancies (ASTs) will be abolished, all tenancies will be periodic (rolling) assured tenancies. Shelter England
- New grounds for possession for landlords, protecting legitimate landlord interests while improving security for tenants. GOV.UK+1
- Rent increases and bidding wars: reforms to restrict excessive rent rises, stop “rent bidding wars”, and crackdown on asking for large advance payments. Vickers and Barrass+1
- Extended rights for tenants: right to request a pet (with reasonable grounds for refusal), ban on discrimination against families, benefit tenants, etc. Vickers and Barrass+1
- Introduction of a “decent homes standard” into the private rented sector; tougher enforcement. Russell-Cooke
4. What this means for landlords & agents
For private landlords and letting agents, these reforms will require planning and operational change:
- From 27 Dec 2025: start compiling and organising records, ensuring you can respond to LHA information requests, understand your business/letting records and be ready for inspections.
- Be aware that new rules will land soon after; you will need to update tenancy agreements and processes (though the exact dates for major changes remain unspecified).
- The transition may involve conversion of existing fixed-term ASTs to periodic tenancies, changes to notice periods, changes in eviction grounds. NRLA+1
- Failure to comply with the investigatory/enforcement regime could lead to fines or court orders (once those provisions become active).
- Communication and training: letting agents especially will need to familiarise themselves now with the draft rules and prepare for landlord/tenant queries. As Propertymark advises: “Maintain clear, organised records … treat any notice under Section 114 or 115 seriously … seek advice if uncertain.” Propertymark
5. What this means for tenants
For renters, the reforms offer greater security and rights:
- More stability: With no-fault evictions being abolished, once the full regime is live you’ll have much greater protection from being asked to leave with short notice.
- Flexibility: With rolling tenancies, you'll have greater ability to give notice and move when you need to.
- Rights around pets, discrimination, and rent increases will strengthen your position.
- Improved standards: Private rented homes should face higher standards and landlords/agents will face stronger oversight.
- However: The full benefits are not yet active — the first date is 27 Dec 2025 (for LHA powers) and many key changes will follow later. You should keep an eye on announcements and check your tenancy’s status.
6. What you should do now
- Landlords/Agents: Start preparing. Audit your current tenancies, review your systems for record-keeping, ensure you’re ready for inspections/information requests. Update your knowledge of landlord/tenant law.
- Tenants: Keep informed. Review your tenancy agreement, understand the type of tenancy you’re on (AST, assured, etc.), and watch for any notices or changes from your landlord.
- In both cases: Consider seeking specialist advice (solicitor, housing specialist) where needed, particularly before making major tenancy changes.
- Keep an eye on government guidance and secondary legislation as it’s published: The devil will be in the detail around how and when exactly the other provisions take effect. As one legal guide notes, “The Act will apply to every assured tenancy entered into on or after the commencement date — and then, after an extended application date, to tenancies created before” the date. UK Parliament+1
7. Timeline at a glance
Date:
What happens:
27 Oct 2025
Royal Assent: Act becomes law. GOV.UK+1
27 Dec 2025
First commencement date: LHA investigatory/enforcement powers go live. Propertymark+1
After 27 Dec / later date(s)
Large scale tenancy reforms (abolition of ASTs, conversion to periodic tenancies, ban on S21 evictions, etc). Exact dates await regulations. Shelter England+1
8. Key caveats & things to watch
- The Act uses powers to set commencement dates via regulation; not all reforms happen at the same time. The Independent Landlord+1
- Existing fixed-term tenancies may continue under their contract until either they end or the extended application date arrives. NRLA
- Landlords and agents should not assume that all changes are active from 27 Dec; many rights and obligations will come later.
- Watch for secondary legislation (regulations) that will flesh out how the reform works in practice (e.g., notice periods, rights for pets, detailed grounds for possession).
- Implementation will require change of practice and systems. Be prepared for transition challenges.
Final thoughts
The Renters’ Rights Act 2025 marks a landmark moment in the private rented sector in England — promising greater security and fairness for tenants, and clearer (and somewhat higher) obligations for landlords and agents. The first concrete changes begin 27 December 2025, with deeper reforms following.
For anyone involved in renting — whether as tenant, landlord or agent — now is the time to start preparing. Understanding your current position, your tenancy type, your rights and responsibilities will serve you well when the full reforms drop.