Renters’ Rights Act approved, but without timing or details
The Renters’ Rights Act 2025 brings the biggest change to renting in decades, ending Section 21 ‘no-fault’ evictions and replacing fixed-term ASTs with open-ended tenancies. Details and start dates are still to come, but landlords should prepare now for a major shift in how tenancies are managed.
On 27 October 2025, the Government’s long-debated Renters’ Rights Bill officially became law, now known as the Renters’ Rights Act 2025 (RRA). It’s being described as “historic” — and rightly so. The changes it introduces will transform how private renting works across England.
The Act brings three major shifts that mark the biggest shake-up to renting since the 1988 Housing Act. No more Assured Shorthold Tenancies (ASTs) — all new and existing tenancies will eventually become open-ended periodic tenancies. The end of Section 21 ‘no-fault’ evictions — landlords will need to rely on specific grounds under Section 8 to regain possession. The withdrawal of fixed-term assured tenancies — rolling agreements will replace fixed terms.
Although the Act has now received Royal Assent, no firm implementation date has been announced. The Government says more details will follow “in the coming weeks,” but early indications suggest Spring 2026 as the likely start point. Until then, section 21 notices remain valid, and any served before the official commencement date will still be honoured for a limited transition period.
A new landlord registration database is on the way — registration will become mandatory, but details and deadlines are still to be confirmed. Failing to register will be an offence, and landlords who don’t comply won’t be able to use certain Section 8 possession grounds. We’ll let our landlord clients know as soon as the database goes live so they can register promptly.
Once the new rules take effect, rent increases will only be allowed through the Section 13 process, and tenants will gain new powers to challenge rises through the First-tier Tribunal (FTT). While this process already exists, the FTT is expected to see a large increase in cases. The Government has indicated plans to expand the number of judges handling rent disputes, but details are limited.
At Huntleys, we’ll continue to ensure that our clients remain fully compliant and well-informed as these changes roll out. If you have any questions about how this could affect your properties or upcoming tenancies, please contact our property management team at let@huntleys.net.