Renters’ Rights Act 2025: A 2026 Buy-to-Let Survival Guide for Landlords
Updated: 7 days ago
Updated: September 2026
The Renters’ Rights Act 2025 has introduced the biggest change to private renting in England for a generation.
From 1 May 2026, Section 21 “no-fault” evictions were abolished and the assured shorthold tenancy, commonly known as an AST, was replaced by a new periodic tenancy system. Most private rented tenancies are now assured periodic tenancies, giving tenants greater security and requiring landlords to rely on specific legal grounds when seeking possession.
The changes do not prevent landlords from recovering their properties. However, the process is different, and landlords now need to understand the new possession grounds, rent rules, tenancy documentation and compliance requirements.
This guide explains the key changes and the practical steps landlords should consider.
What Has Changed Under the Renters’ Rights Act 2025?
The first phase of the Renters’ Rights Act came into force in England on 1 May 2026.
The main changes affecting private landlords include:
The abolition of Section 21 “no-fault” evictions.
The end of new assured shorthold tenancies.
The move to assured periodic tenancies.
New and amended grounds for recovering possession.
Restrictions on rental bidding.
New rules concerning rent increases.
Stronger protections relating to children, benefits and pets.
Additional information requirements for landlords.
Future landlord registration and redress arrangements.
The Act applies to private rented property in England. Housing law is different in Wales, Scotland and Northern Ireland, so landlords should check the rules applying in the relevant nation.
What Has Replaced Assured Shorthold Tenancies?
Landlords can no longer grant new assured shorthold tenancies in the previous form.
Instead, most private rented tenancies operate as assured periodic tenancies. These do not have a fixed end date. The tenancy continues until the tenant leaves or the landlord obtains possession using one of the statutory grounds.
This means that a landlord cannot simply wait for a fixed term to expire and require the tenant to leave without giving a legal reason.
Existing tenancies have also moved into the new regime. Landlords should not assume that an existing AST can continue to be managed under the previous rules.
What should landlords do?
Landlords should:
Review existing tenancy agreements.
Identify which properties and tenancies are affected.
Update tenancy paperwork and tenant communications.
Check whether tenants have been given the information required under the new regime.
Use the correct notices and prescribed procedures.
Avoid relying on old Section 21 processes.
A tenancy agreement should not be amended informally without checking the current legal requirements. Professional advice may be appropriate, particularly where possession proceedings are being considered.
Can a Landlord Still Recover Possession?
Yes. The abolition of Section 21 does not mean that landlords have lost the ability to regain possession. However, landlords must now rely on a valid possession ground and follow the correct legal process. Depending on the circumstances, grounds may include:
Rent arrears.
Serious or persistent breach of the tenancy.
Antisocial or criminal behaviour.
The landlord wishing to sell the property.
The landlord or a close family member wishing to move into the property.
Certain circumstances involving student accommodation.
Substantial rent arrears or other specified statutory conditions.
The correct ground will depend on the facts of the case. Some grounds are mandatory, provided the relevant conditions are met, while others give the court discretion. Landlords should keep clear records of:
Rent payments and arrears.
Complaints and incidents.
Repair reports.
Tenant communications.
Notices served.
Evidence supporting the relevant possession ground.
A possession notice that contains errors or is served without satisfying the statutory requirements may be invalid.
What Does the End of Section 21 Mean in Practice?
Section 21 previously allowed many landlords to recover possession without stating a reason, provided the required procedure had been followed. That route is no longer available for new possession action under the new regime. Landlords now need to:
Identify the appropriate possession ground.
Check that the legal conditions for that ground are satisfied.
Serve the correct notice.
Provide the required supporting information.
Apply to court if the tenant does not leave.
Obtain enforcement authority where necessary.
Landlords should not attempt to remove tenants by changing locks, disconnecting services or using intimidation. These actions can amount to unlawful eviction and may result in serious consequences.
How Will Rent Reviews Work?
The new rules do not give landlords unlimited freedom to increase rent during a tenancy.
Rent increases must follow the statutory process. In general, landlords must use the prescribed notice procedure and cannot increase the rent more than once within the relevant period. Tenants may be able to challenge an increase that is above the open-market rent through the First-tier Tribunal. Before proposing an increase, landlords should:
Check the current rent against comparable local properties.
Keep evidence of similar advertised rents.
Give the correct notice.
Use the appropriate form.
Avoid attempting to bypass the rules through informal or repeated increases.
A rent increase should not be used as a substitute for a possession notice or as a way of pressuring a tenant to leave.
Are Rental Bidding Wars Prohibited?
Landlords and letting agents must advertise a clear asking rent and must not encourage prospective tenants to offer more than the advertised amount. This means landlords should:
Publish a specific rent rather than an unclear range where the rules prohibit this.
Avoid inviting applicants to outbid one another.
Accept the advertised rent rather than selecting an applicant solely because they offer more.
Make sure advertising is consistent across platforms.
The rule is intended to make the rental process more transparent and prevent tenants from having to compete through escalating offers.
Can Landlords Refuse Tenants Who Receive Benefits or Have Children?
The Act strengthens protection against discrimination in the private rented sector.
Landlords must not apply a blanket policy refusing applicants because they:
Receive housing benefit or another benefit.
Have children.
Include children within their household.
A landlord may still assess affordability, references, previous tenancy conduct and other relevant information, provided the assessment is lawful, objective and applied consistently.
For example, a landlord should not automatically reject an applicant because they receive benefits. Instead, the affordability assessment should consider the applicant’s full financial circumstances. Landlords should review:
Application forms.
Referencing policies.
Advertising wording.
Affordability criteria.
Guarantor requirements.
Communications with letting agents.
Do Tenants Have a Right to Keep Pets?
Tenants have stronger rights to request permission to keep a pet. A landlord should not refuse a request without a valid reason. The rules allow landlords to consider relevant factors, such as the suitability of the property, the type of pet and the potential effect on the building or other residents.
Landlords should avoid blanket “no pets” policies where these conflict with the statutory requirements.
A landlord may be able to require suitable insurance or cover for pet-related damage, subject to the rules in force and the terms of the tenancy. Requests should be dealt with promptly and consistently. Landlords should keep a written record of:
The tenant’s request.
The pet concerned.
Any relevant property restrictions.
The reason for approval or refusal.
Any conditions attached to consent.
What Applies to Student Lettings?
Student landlords need to pay particular attention to the new rules. The new tenancy system can create challenges for landlords who previously relied on fixed-term agreements ending at a particular point in the academic year. A tenancy may not end simply because the academic year has finished.
Specific possession provisions may apply to certain student properties, but eligibility and notice requirements must be checked carefully. A landlord should not assume that all student accommodation qualifies for the same treatment. Student landlords should consider:
Whether the property meets the definition of relevant student accommodation.
The timing of possession notices.
The evidence needed to support the relevant ground.
How tenancy dates will work under a periodic system.
The effect of the new rules on future academic-year lettings.
Because mistakes can affect the ability to re-let a property to students, specialist legal advice may be sensible where a landlord’s business depends on an annual student letting cycle.
What Information Must Landlords Provide?
The new regime places greater emphasis on giving tenants clear information about their tenancy and rights. Landlords should check that tenants receive the required information, including details relating to:
The tenancy.
Rent and payment arrangements.
The landlord or managing agent.
Tenant rights and responsibilities.
Possession procedures.
Repair and complaint routes.
Any relevant restrictions or obligations.
The precise documents and timing may depend on the current regulations and official guidance. Landlords should use the latest government forms and guidance rather than relying on older AST templates.
What About Landlord Registration and Redress?
The Act provides for measures intended to improve accountability in the private rented sector, including a private rented sector database and a landlord redress scheme.
These measures should not be treated as identical to the tenancy reforms that came into force on 1 May 2026. They may have separate commencement dates, registration processes and transitional arrangements. Landlords should:
Monitor the official implementation timetable.
Keep ownership and property records up to date.
Retain gas safety, electrical safety and repair documentation.
Check whether registration applies once the relevant scheme opens.
Identify which redress scheme obligations apply to them.
Ensure letting agents are also meeting their responsibilities.
Do not assume that a landlord registration scheme or redress requirement is already active unless the relevant scheme has formally opened and the landlord’s obligation has commenced.
What Is the Position on the Decent Homes Standard and Awaab’s Law?
The government has proposed extending minimum housing standards and relevant health and safety protections to the private rented sector. These measures are important for landlords because they may affect:
Property condition.
Damp and mould management.
Hazards and repairs.
Inspection procedures.
Record keeping.
Response times.
However, landlords should distinguish between:
Requirements already in force.
Measures contained in the Act but awaiting commencement.
Proposals or standards still requiring further regulations and guidance.
Landlords should already take damp, mould, ventilation and repair complaints seriously. A proactive inspection and maintenance programme can reduce risk, even where a particular future duty has not yet commenced.
Landlord Preparation Checklist
Use this checklist to review your position under the new rules:
Action | Why it matters |
Review all existing ASTs | Tenancies may now be subject to the new periodic tenancy regime |
Stop using Section 21 procedures | Section 21 is no longer the appropriate possession route |
Understand the possession grounds | Landlords need a valid statutory reason to recover possession |
Update tenancy documents | Old templates may not reflect current requirements |
Review rent increase procedures | Incorrect notices or timing may invalidate an increase |
Check rental advertising | Avoid encouraging offers above the advertised rent |
Review applicant assessment | Avoid blanket discrimination involving benefits or children |
Create a pet request process | Pet requests should be handled consistently and lawfully |
Inspect property condition | Reduce risks relating to hazards, damp and mould |
Keep detailed records | Evidence is important in disputes and possession claims |
Monitor registration and redress dates | These measures may commence separately |
Obtain professional advice where needed | Specialist advice can reduce the risk of costly mistakes |
This checklist is a general guide and does not replace legal advice.
Five Practical Steps for Landlords
1. Audit your tenancy portfolio
Create a list of every property and tenancy. Record:
The tenancy type.
The start date.
The current rent.
The deposit arrangements.
Any arrears.
Any ongoing complaints.
Whether possession may be required.
This will help identify which tenancies need immediate attention.
2. Replace outdated templates
Review tenancy agreements, rent increase notices, possession notices, tenant guides and application documents. Do not continue using forms that refer solely to ASTs or Section 21 unless a qualified professional has confirmed that they remain appropriate for a particular circumstance.
3. Strengthen your record keeping
Keep written records of repairs, inspections, rent payments, tenant requests and correspondence. Good administration can help demonstrate that a landlord has acted reasonably and complied with the relevant process.
4. Review your letting and advertising practices
Check that property advertisements:
Show the correct rent.
Do not invite bidding.
Do not contain discriminatory wording.
Explain relevant restrictions clearly.
Are consistent across different platforms.
If you use a letting agent, ask them to confirm how their procedures have changed.
5. Review your finances
The new rules may affect void periods, possession timescales, arrears management and the costs of maintaining a property. Landlords should consider:
Whether mortgage payments remain affordable.
The effect of potential repair expenditure.
Access to contingency funds.
Landlord insurance.
Rental income protection.
Whether the current mortgage remains suitable.
What Could Non-Compliance Mean?
The consequences of failing to comply will depend on the specific breach. Potential risks may include:
An invalid notice.
Delayed possession proceedings.
Financial penalties.
Compensation claims.
Enforcement action.
Restrictions on serving certain notices.
Reputational damage.
Difficulties with letting agents or lenders.
A landlord should not assume that a tenant’s breach automatically guarantees possession. The correct procedure still needs to be followed.
Should You Speak to a Professional?
The Renters’ Rights Act is a significant change for landlords, particularly those who have historically relied on fixed-term ASTs or Section 21. A solicitor or specialist housing adviser can help with:
Reviewing tenancy agreements.
Identifying the appropriate possession ground.
Checking notices.
Assessing student letting arrangements.
Dealing with rent arrears.
Reviewing compliance procedures.
Understanding future registration and redress obligations.
A mortgage adviser can also review whether your buy-to-let mortgage remains appropriate as the regulatory and financial environment changes.
Frequently Asked Questions
Does the Renters’ Rights Act apply throughout the UK?
No. The main tenancy changes discussed in this article apply to private renting in England. Different legislation applies in Wales, Scotland and Northern Ireland.
Can a landlord still evict a tenant?
Yes, but the landlord generally needs to rely on a valid statutory possession ground and follow the correct procedure. Section 21 is no longer available as the previous no-fault route.
Have all ASTs automatically disappeared?
The old AST model has been replaced by the new tenancy regime. Existing tenancies have transitioned into the new framework, so landlords should review how the changes affect their documentation and management processes.
Can landlords increase rent whenever they want?
No. Rent increases must follow the statutory procedure and may be challenged where the rent is above the open-market level or the correct process has not been followed.
Can landlords refuse tenants who receive benefits?
A blanket refusal based on benefit status is not permitted. Landlords can still carry out a lawful and consistent affordability assessment.
Can landlords refuse pets?
Landlords must deal with pet requests in accordance with the new rules. A refusal should be based on a valid reason rather than an automatic blanket policy.
Is landlord registration already compulsory?
The Act provides for a private rented sector database and related measures, but landlords should check the latest official commencement information before assuming that registration obligations have started or that a particular deadline applies.
Final Thoughts
The Renters’ Rights Act 2025 has changed how landlords in England grant tenancies, increase rent and recover possession.
The end of ASTs and Section 21 does not mean that landlords have lost control of their investments. It does mean that property management now requires more careful planning, accurate records and a clear understanding of the statutory process.
By reviewing your tenancy agreements, updating your procedures and maintaining your properties to a good standard, you can reduce risk and adapt more confidently to the new rental landscape.
If you are reviewing your buy-to-let mortgage as part of your wider landlord planning, contact Beechwood Mortgages for a mortgage review or use our Mortgage Quote Tool to obtain an initial indication of your options.
Further Reading
Important: This article provides general information and is not legal advice. The implementation of some measures may occur in stages. Landlords should check the latest official guidance or obtain professional advice before serving notice, increasing rent or changing their tenancy procedures.
Your property may be repossessed if you do not keep up repayments on your mortgage
Not all Buy to Let Mortgages are regulated by the Financial Conduct Authority
Typically we do not charge a fee for arranging a mortgage, however, the actual fee will depend on your circumstances.
Published by Adrian Collins, Founder of Beechwood Mortgages Ref: 219335 with review and approval from Stonebridge Mortgage Solutions Limited who is authorised and regulated by the Financial Conduct Authority Ref: 454811.
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