Renters' Rights Act 2025: What Changes for Tenants in England

The Renters' Rights Act 2025 is the most significant piece of housing legislation England has seen since the Housing Act 1988. After years of promises and failed attempts, the Government finally passed sweeping changes that shift power back toward tenants.

If you're renting — or about to sign a tenancy — here's what you actually need to know.

What Is the Renters' Rights Act 2025?

The Renters' Rights Act received Royal Assent in early 2025, replacing the failed Renters (Reform) Bill from the previous parliament. It makes fundamental changes to how the private rented sector operates in England, touching everything from evictions to rent increases to property standards.

The End of Section 21 "No-Fault" Evictions

This is the headline change. Section 21 evictions — where a landlord can evict you simply because they want to, without giving any reason — have been abolished.

Previously, landlords could serve a Section 21 notice and you'd have to leave within two months, regardless of whether you'd done anything wrong. Millions of tenants lived with this sword hanging over them, afraid to complain about disrepair or request repairs in case they triggered a revenge eviction.

Under the new Act:

• Section 21 notices served after the commencement date are no longer valid
• Landlords can only evict tenants using Section 8 grounds, which require a legitimate reason
• These grounds include: rent arrears of 3 months or more, property damage, antisocial behaviour, the landlord genuinely moving in, or sale of the property
• New mandatory grounds mean courts must grant possession if conditions are met

This is the biggest single protection tenants have gained in a generation.

New Rules on Rent Increases

The Act tightens the rules around how and when landlords can raise your rent:

• Landlords can only increase rent once per year
• They must give two months' written notice of any increase
• Increases must be in line with market rates — you can challenge above-market increases at the First-tier Tribunal
• Tribunals can now set the rent below the amount the landlord originally requested

In practice, this means landlords can no longer use disproportionate rent increases as a back-door eviction tool.

Awaab's Law Extended to Private Rentals

Awaab's Law — originally introduced for social housing following the tragic death of two-year-old Awaab Ishak from mould-related illness — has now been extended to cover the private rented sector.

This means landlords must:

• Investigate reported hazards (damp, mould, unsafe structures) within 14 days
• Begin emergency repairs within 24 hours if there is a risk to health
• Complete repairs within a prescribed timeframe depending on severity

Failure to comply gives tenants the right to seek compensation and can result in prosecution.

Right to Keep Pets

One of the more popular changes: tenants now have a statutory right to request a pet, and landlords can only refuse on reasonable grounds.

Previously, most tenancy agreements flatly prohibited pets. Now:

• Landlords must respond to a pet request within 28 days
• They can only refuse if there is a good reason (e.g. a service charge prohibition in a leasebuilding)
• They can require you to take out pet damage insurance
• Blanket "no pets" clauses that don't allow for individual requests may be unenforceable

What Hasn't Changed (Yet)

It's worth being clear about what remains the same:

• Rent in advance: Landlords can still ask for up to one month's rent in advance
• Deposits: The five-week deposit cap introduced by the Tenant Fees Act 2019 remains
• Joint tenancies: Ending a joint tenancy still requires all tenants to agree or for one to serve notice, triggering a periodic tenancy
• Scotland: This Act applies to England only. Scotland has its own distinct housing legislation.

What Should You Check in Your Tenancy Agreement Now?

Given these changes, there are several clauses that may now be unlawful or unenforceable in any tenancy agreement signed after commencement:

• Clauses permitting rent increases more than once per year
• Blanket pet prohibition clauses with no mechanism to request permission
• Any reference to Section 21 as a mechanism for ending the tenancy
• Clauses that attempt to limit your ability to complain about disrepair

How to Challenge Your Landlord

If your landlord tries to use Section 21 after the abolition date, or attempts an illegal rent increase, you have options:

1. Write formally — set out your objection in writing, referencing the specific legislation
2. Contact your local council — the housing enforcement team can investigate
3. Apply to the First-tier Tribunal — for rent disputes, this is free and accessible without a solicitor
4. Shelter and Citizens Advice — both offer free advice and can help you draft letters

The Bottom Line

The Renters' Rights Act 2025 is genuinely significant — not just tinkering at the edges. If you're a tenant in England, you have stronger protections than at any point in the last 40 years.

But protections only work if you know about them. Before signing any tenancy agreement, take the time to understand what's in it — and make sure it reflects the law as it stands now, not as it was five years ago.

Disclaimer: This article is for general information only and does not constitute legal advice. For advice specific to your situation, consult a qualified solicitor or contact Citizens Advice.