The Renters’ Rights Act 2025 is the most significant reform to the private rented sector in decades, and Phase One brings changes that affect every landlord and tenant. From the abolition of Section 21 to new rules on rent increases, fixed-term tenancies, and tenant protections, there is a lot to take in. At Drivers & Norris, we want to make sure all our landlords and tenants are fully informed ahead of the changes coming into effect. Below is a clear, plain-English guide to everything you need to know.
Tenancy and Possession Changes
- Section 21 notices will be abolished
No-fault evictions are gone. Section 21 notices will no longer be available to landlords. The only route to possession will now be via the Section 8 process, using a specific ground for possession.
- Fixed-term tenancies will end for all new lettings
All new tenancies will be Assured Periodic Tenancies. These will run indefinitely until the tenant gives two months’ notice or the landlord seeks possession via the Section 8 route. New ASTs must be produced ahead of 1st May 2026.
- Existing fixed-term tenancies will convert automatically
All existing fixed-term tenancies will move to Assured Periodic Tenancies. Written communication will need to be sent to all affected tenants. A template for this will be provided by the Government.
- New Section 8 possession grounds
New grounds have been introduced to allow landlords to seek possession where a tenant commits anti-social behaviour or is in serious rent arrears. Each ground carries specific conditions, and it is important that landlords are fully aware of these before taking action.
- Possession for sale or family occupation
Landlords may seek possession in order to sell a property or to house a close family member. However, this notice cannot be served within the first 12 months of a tenancy.
Rents and Payments
- Rent increases must follow the revised Section 13 procedure
Rent increase clauses in ASTs can no longer be used. All rent increases must follow the revised Section 13 procedure, with two months’ notice given to tenants. Only one rent review is permitted in any 12-month period, and it must be set at market rent value.
- Rental bidding is banned
It is now illegal to seek or accept any rent above the advertised monthly rent. Landlords and agents cannot encourage or participate in rental bidding in any form.
- Rent in advance is capped at one month
Neither landlords nor agents may request more than one month’s rent in advance. A tenant may choose to offer more if it suits their financial circumstances, but this must come from the tenant and remains subject to final Government guidance.
Tenant Rights and Protections
- Discrimination against tenants with children or on benefits is illegal
It is now illegal for agents or landlords to refuse a tenancy, decline a viewing, or withhold an available property from a prospective tenant on the basis that they have children or are in receipt of benefits. All applicants must be treated equally throughout the process.
- Pet requests must be considered within 28 days
Landlords are required to consider all requests from tenants to keep a pet and provide a decision within 28 days. Any refusal must be supported by valid reasons.
- Stronger local council enforcement powers
From 27th December 2025, local councils have enhanced powers to inspect properties, demand documentation, and access third-party data. These powers are designed to tackle rogue landlords and improve housing standards across the sector.
What Should You Do Now?
If you are a landlord with existing fixed-term tenancies, you will need to prepare communications to your tenants and ensure your tenancy agreements are updated ahead of 1st May 2026. If you are a tenant, it is worth understanding your new rights and how they apply to your current or future tenancy.
At Drivers & Norris, our lettings team is on hand to guide you through every aspect of the new legislation. Please do not hesitate to get in touch with us if you have any questions.
— Drivers & Norris