The Renters’ Rights Act 2025 is the most significant reform of the private rented sector in England for a generation. Section 21 no-fault evictions are gone. Fixed-term tenancies are gone. A new Ombudsman, a Property Portal, and extended Decent Homes standards are coming. If you are a landlord or letting agent and you have not started preparing, you are already behind. This article explains exactly what the Act changes, what it means for your day-to-day operations, and the steps you need to take now.
What Is the Renters’ Rights Act 2025?
The Renters’ Rights Act received Royal Assent in 2025 and its core provisions are coming into force in 2026. The Act applies to the private rented sector in England and represents the fulfilment of a long-standing commitment to fundamentally rebalance the relationship between landlords and tenants.
The legislation builds on the original Renters Reform Bill but goes further in several areas. Its headline measures include the abolition of Section 21 no-fault evictions, the conversion of all tenancies to periodic agreements, new mandatory and discretionary grounds for possession, a ban on rental bidding wars, a new private rented sector Ombudsman, and a mandatory Property Portal that all landlords must register with.
The Act does not apply to Wales, Scotland, or Northern Ireland — each devolved nation has its own legislative framework for the private rented sector. Landlords operating across borders will need to comply with different rules in each jurisdiction.
The End of Section 21 — What It Means for Landlords
Section 21 of the Housing Act 1988 allowed landlords to recover possession of their property without giving a reason, provided they gave at least two months’ notice. Under the Renters’ Rights Act, this route is abolished entirely. Landlords can only recover possession by establishing one of the statutory grounds set out in the amended Section 8 of the same Act.
The most commonly used grounds will include:
- Ground 1A (sale of property) — the landlord intends to sell the property. Requires four months’ notice and a minimum tenancy period before it can be used
- Ground 1B (moving in) — the landlord or a close family member intends to move into the property. Same notice and minimum period requirements as Ground 1A
- Ground 8 (rent arrears) — the tenant is at least two months in arrears on the date notice is served and on the date of the hearing. This remains a mandatory ground
- Ground 14 (anti-social behaviour) — the tenant has been guilty of conduct causing nuisance or annoyance to neighbours. This ground can be acted on more quickly than most others
The implications for documentation are significant. If you ever need to use possession grounds, you will need evidence. That evidence starts with a professional check-in inventory that establishes the baseline condition of the property at the start of the tenancy.
Periodic Tenancies — How the Move-In and Move-Out Process Changes
Under the Renters’ Rights Act, all new tenancies will be periodic from the outset — meaning they run on a rolling basis with no fixed end date. Existing fixed-term tenancies will be converted to periodic tenancies once the transitional period ends.
Without a fixed end date, the check-out process becomes less predictable. Tenants can give two months’ notice to leave at any point. For inventory and inspection services, this makes consistent documentation even more important:
- Check-in inventories remain the foundation — without a detailed, professionally produced baseline, any deposit claim at the end of the tenancy will be extremely difficult to sustain
- Mid-tenancy inspections become more valuable as tenancies may run for longer periods without a natural review point. Regular inspections let you document the property’s condition over time and address issues early
- Check-out reports must be produced promptly — ideally on the day the tenant vacates — to avoid any ambiguity about who caused damage after the tenancy ended
The removal of fixed terms also means that landlords can no longer rely on lease renewal as an opportunity to regularise a non-compliant tenancy. Issues need to be addressed during the tenancy itself.
The Decent Homes Standard and Awaab’s Law
The Renters’ Rights Act extends the Decent Homes Standard to the private rented sector for the first time. Previously, this standard — which requires that properties are free from serious hazards, in a reasonable state of repair, with reasonably modern facilities and adequate heating — applied only to social housing. Private landlords will now be required to meet it too.
Alongside this, the Act introduces Awaab’s Law provisions for the private rented sector, creating strict timescales within which landlords must investigate and fix reported damp and mould issues. The practical requirements are:
- Investigate reported damp and mould within a set timeframe once notified by the tenant
- Begin emergency repairs within 24 hours where there is a risk to health
- Fix non-emergency damp and mould issues within a fixed period of receiving the tenant’s report
- Keep records of all repair requests and the actions taken in response
Inventory and mid-tenancy inspection reports play a direct role here. If your inspector notes the first signs of damp or condensation during a mid-tenancy inspection, you have documentary evidence of when the issue was identified and can demonstrate that you acted on it.
The Private Rented Sector Ombudsman and Property Portal
The Act establishes two new structures that all private landlords in England will be required to engage with: a new Private Rented Sector Ombudsman and a mandatory Property Portal.
The PRS Ombudsman provides a free, independent redress service for tenants with complaints about their landlord. Membership is mandatory for all private landlords — not just those using letting agents. Landlords who fail to join the Ombudsman can be fined.
The Property Portal is a national register of private rented properties and landlords. Landlords must register themselves and their properties before they can legally let. Local councils will have access to the Portal to support enforcement of property standards. Failure to register carries financial penalties.
Both mechanisms increase accountability and create a paper trail. Landlords who maintain proper records — including professional inventory reports, inspection notes, and repair correspondence — will be far better placed to respond to Ombudsman complaints than those who operate informally.
What Landlords and Letting Agents Must Do Now
The Renters’ Rights Act is not a future concern — it is here. Here is what you should be doing right now:
- Register on the Property Portal as soon as it opens for landlord registration. Failing to register early creates compliance risk and may affect your ability to let legally
- Join the PRS Ombudsman — or ensure your letting agent is a member of an approved redress scheme and that this covers your properties
- Commission professional check-in inventories for every new tenancy and every existing tenancy that converts to periodic. Without a professional baseline, you have no deposit protection and no starting point for a Section 8 possession claim based on property condition
- Schedule mid-tenancy inspections for all properties, especially those approaching 12 months without a documented inspection. This demonstrates compliance with the Decent Homes Standard obligations and gives you early sight of any damp, damage, or maintenance issues
- Review your deposit deduction processes — with Section 21 gone, issues need to be evidenced and addressed during the tenancy rather than dealt with at the end
- Ensure all tenancy documentation is up to date — prescribed information, How to Rent guides, EPC certificates, gas safety certificates, and electrical inspection reports. The Ombudsman will scrutinise these if a complaint is raised
The landlords who will struggle most under the Renters’ Rights Act are those who have historically operated without proper documentation and relied on Section 21 as a backstop. For landlords who already commission professional inventories, carry out regular inspections, and maintain clear records, the new landscape is navigable. The Act rewards professionalism and penalises informality.
S2F Property Services provides professional check-in inventory reports, check-out reports, mid-tenancy inspections, and compliance services across 33 cities in England and Wales. Our reports are produced by trained, independent property inspectors and meet the evidential standards required by deposit scheme adjudicators and courts. Book an inventory report or speak to our team about a compliance review for your portfolio.
Get Compliant Before the Deadlines Hit
The Renters’ Rights Act changes everything. Professional inventories, regular mid-tenancy inspections, and proper documentation are no longer optional — they are your primary defence. Our independent property inspectors cover 33 cities across England and Wales, 7 days a week.