A New Era for the Private Rental Sector in the UK

On 27 October 2025, the Renters’ Rights Act 2025 officially became law after receiving Royal Assent.
This marks one of the most significant reforms to England’s private rental market in over two decades.
The Act aims to increase security for tenants and improve housing standards, while also significantly reshaping the responsibilities and powers of landlords.

Although the Act came into force in October 2025, its implementation will be phased throughout 2026, allowing both landlords and enforcement authorities to adapt gradually to the new legal framework.

1. Ban on Section 21 “No-Fault” Evictions – from April 2026

One of the most revolutionary elements of the reform is the abolition of “no-fault evictions” under Section 21 of the Housing Act 1988.
From April 2026, landlords will no longer be able to end a tenancy without a specific legal reason.

All tenancy terminations will now need to be based on grounds under Section 8, such as:

• rent arrears,
• breach of tenancy agreement,
• the landlord needing to reclaim the property for personal use.

The new rules will apply both to new tenancy agreements signed after April 2026 and gradually to existing fixed-term tenancies, which will be converted into periodic tenancies over time.

2. Introduction of the New Periodic Tenancy Model – from July 2026

Traditional fixed-term tenancies will be replaced by periodic tenancies starting from July 2026.
This change aims to provide tenants with greater flexibility and long-term stability.

Tenants will be able to end their tenancy with two months’ notice, while landlords will only be able to terminate tenancies under clearly defined legal grounds.

In practice, this means landlords will lose the ability to plan short-term rentals in advance – a shift that could particularly affect the student accommodation and short-let investment markets.

3. New Housing Standards – from January 2026

The first part of the Act to take effect, starting 1 January 2026, concerns mandatory housing quality standards, known as the Decent Homes Standards.

Every privately rented property will be required to meet minimum criteria regarding:

• structural and electrical safety,
• heating and insulation efficiency,
• damp and ventilation control,
• access to adequate sanitary facilities.

Local authorities will be granted inspection and enforcement powers, including the ability to issue financial penalties for non-compliance.
For landlords, this means carrying out property assessments, maintenance and upgrades before the end of 2025 to avoid penalties.

4. New Rent Increase Rules – from October 2026

Another major stage of the reform will take effect from October 2026, introducing stricter rent increase controls.

Under the new rules:

• Rent can only be increased once every 12 months.
• Each increase must be fair and reflect market conditions.
• Tenants will gain the right to appeal unfair rent rises to the First-tier Tribunal.

These measures are designed to protect tenants from excessive rent hikes while promoting greater transparency and accountability among landlords.

5. National Landlord Register and Certification – from December 2026

By December 2026, a nationwide register of private landlords is expected to be launched.
Each landlord will be required to:

• register their rental property in the official system,
• obtain a Landlord Certificate confirming compliance with legal and safety obligations,
• update their registration annually.

Failure to register or providing false information could result in civil penalties of up to £30,000 and even a ban from operating as a landlord.

This new system aims to improve transparency and professional standards across the private rental sector.

6. Strengthened Tenant Rights and Local Authority Powers – from February 2026

From February 2026, new enforcement mechanisms will come into effect to ensure faster and more effective resolution of tenant complaints.

Key features include:

• simplified complaint procedures,
• mandatory landlord response deadlines,
• expanded powers for local councils to issue fines and enforcement notices.

These provisions are designed to help tenants uphold their rights without the need for lengthy court processes.
For landlords, this means greater responsibility and stricter response requirements to repair requests and formal complaints.

Impact on the Market and Property Owners

The introduction of the Renters’ Rights Act 2025 marks a true turning point for the UK rental market.
On the one hand, it strengthens tenants’ protections and enforces long-awaited improvements in housing standards.
On the other, it restricts landlord flexibility, introduces heavier administrative burdens, and increases operating costs.

For smaller landlords, especially those with buy-to-let investments, the new framework may require a thorough reassessment of profitability — and in some cases, could lead to an exit from the market.
However, professional investors who adapt to the new legal environment are likely to gain a competitive edge by meeting higher standards and earning stronger tenant trust.

Conclusion

The Renters’ Rights Act 2025 represents a comprehensive overhaul of England’s private rental laws.
While the Act formally became law in October 2025, implementation will continue throughout 2026, with key reforms — including the Section 21 eviction ban — coming into effect from April 2026.

For landlords, this is a period of preparation: reviewing documentation, upgrading properties, and adjusting financial and tax strategies.
For tenants, it brings greater security, fairness, and quality of living conditions.

One thing is certain — 2026 will mark the start of a new chapter in the UK’s private rental sector, reshaping how landlords, tenants, and regulators interact for years to come.