Renters Reform Bill 2025: What Every UK Landlord Must Know Before May 2026

The Renters Reform Bill—now enacted as the Renters' Rights Act 2025—represents the most significant overhaul of private rental law in England since the Housing Act 1988. For landlords, this legislation fundamentally changes how you manage tenancies, evict problem tenants, and protect your property investments. Understanding these changes isn't optional—it's essential for your financial survival.

What Is the Renters Reform Bill?

The Renters Reform Bill was introduced to Parliament in May 2023 and received Royal Assent in late 2025, becoming the Renters' Rights Act 2025. The government's stated aim was to create a "fairer private rented sector" with greater security for tenants while maintaining a "viable rental market" for landlords.

In practice, this legislation significantly shifts the balance of power towards tenants. The headline change—the abolition of Section 21 no-fault evictions—is just the beginning. The Act introduces:

• Abolition of Section 21 no-fault evictions (from 1 May 2026)
• Conversion of all tenancies to rolling periodic tenancies
• New and amended grounds for possession under Section 8
• Restrictions on rent increases to once per year
• Tenant rights to request pets (landlords cannot unreasonably refuse)
• A new Property Portal for landlord registration
• Mandatory membership of a new Private Rented Sector Ombudsman
• A Decent Homes Standard applied to the private sector
• Extended local authority enforcement powers

Let's examine each of these changes in detail and understand what they mean for your portfolio.

Key Changes for Landlords

The Renters' Rights Act 2025 brings fundamental changes to how landlords operate. Understanding the full scope of these changes is crucial for compliance and protecting your investment.

Implementation Timeline

The Act's provisions are being phased in over several months:

Section 21 Abolition: What It Really Means

The abolition of Section 21 is the most impactful change for landlords. For 35 years, Section 21 has been the reliable, predictable route to regaining possession of your property. From 1 May 2026, this option no longer exists.

What You're Losing

Section 21 allowed landlords to evict tenants without giving any reason. You simply served Form 6A with 2 months' notice, and if your paperwork was in order, the court had togrant possession. This certainty is now gone.

Without Section 21, you cannot evict a tenant unless you can prove one of the Section 8 grounds. If you can't prove grounds, the tenant can stay indefinitely—even if you want to sell the property, move family in, or simply don't want them as a tenant anymore.

The Reality for Landlords

Consider this scenario: You have a tenant who pays rent on time but is constantly rude to neighbours, creates minor disturbances, and makes the property difficult to maintain. Currently, you could serve Section 21 and regain possession within 4-6 months.

After May 2026, if this behaviour doesn't meet the threshold for anti-social behaviour grounds, you may have no legal route to eviction. The tenant can stay as long as they keep paying rent.

New Section 8 Grounds for Possession

To partially compensate for the loss of Section 21, the government has introduced new mandatory grounds for possession under Section 8. These are designed to give landlords legitimate routes to regain possession in specific circumstances.

New Mandatory Grounds

The following new grounds are being added to Section 8:

Amended Existing Grounds

Several existing Section 8 grounds have also been strengthened:

• Ground 8 (Rent Arrears): Remains at 2 months, but calculation rules clarified
• Ground 14 (Anti-Social Behaviour): Threshold lowered, evidence requirements relaxed
• Ground 14A (Domestic Abuse): Expanded to cover more situations

Critical Limitations

Despite the new grounds, there are significant limitations:

• 12-month restriction: Grounds 1A and 1B cannot be used in first year of tenancy
• 4-month notice: Longer than Section 21's 2-month notice period
• Evidence required: Unlike Section 21, you must prove your intention
• Court hearings: Section 8 usually requires hearings; Section 21 often didn't
• Tenant defences: Tenants can challenge whether your intention is genuine

All Tenancies Become Periodic

From 1 May 2026, all assured shorthold tenancies become periodic from day one. Fixed-term tenancies are effectively abolished. What does this mean in practice?

No More Fixed Terms

Currently, most tenancies start with a 6 or 12-month fixed term. During this period, neither landlord nor tenant can end the tenancy (except for breach). This gave landlords security of income for the fixed period.

Under the new rules, tenants can give 2 months' notice at any time. There's no minimum tenancy period. A tenant could move in and leave 2 months later, leaving you with void periods, re-letting costs, and potentially lost rent.

Impact on Landlord Planning

This change makes financial planning significantly harder:

• Uncertain rental income: Tenants can leave at any time with 2 months' notice
• Higher void risk: More frequent tenant turnover possible
• Increased costs: More frequent referencing, inventory, and re-marketing
• Mortgage concerns: Some lenders may view periodic tenancies as higher risk

New Rent Increase Restrictions

The Act introduces new rules on how and when you can increase rent:

• Maximum frequency: Once per 12-month period only
• Notice period: 2 months' notice required
• Tribunal challenges: Tenants can challenge increases at tribunal
• Market rent assessment: Tribunal will assess what market rent should be

This restricts your ability to respond quickly to market changes. If costs increase significantly mid-tenancy (e.g., mortgage rates rise), you cannot pass these on until the next permitted increase date.

Pets and Property Rights

One of the more controversial changes gives tenants the right to request to keep pets. Landlords cannot "unreasonably refuse" such requests.

How It Works

1. Tenant makes written request to keep a pet
2. Landlord must respond within 42 days
3. Landlord can only refuse on reasonable grounds
4. If refusing, landlord must give written reasons
5. Tenant can challenge unreasonable refusals

What Are Reasonable Grounds?

The Act doesn't define "reasonable," but government guidance suggests these may be valid reasons:

• Property too small for the type of pet requested
• Lease or superior landlord prohibits pets
• Insurance policy excludes certain pets
• Specific pet would damage property (evidence required)

Pet damage insurance: Landlords can require tenants to obtain pet damage insurance as a condition of approval. This provides some protection against damage costs.

Property Portal and Ombudsman

The Act creates two new bodies that all landlords must engage with:

Private Rented Sector Property Portal

All landlords must register their properties on a new government database. This portal will:

• Record all private rented properties in England
• Display landlord and property compliance status
• Show enforcement actions against landlords
• Enable tenants to check landlord credentials
• Allow local authorities to target enforcement

Registration fees have not yet been confirmed but are expected to be £20-50 per property.

Private Rented Sector Ombudsman

All landlords must join the new Ombudsman service, which will:

• Handle tenant complaints about landlord behaviour
• Have power to order compensation (up to £25,000)
• Order landlords to take specific actions
• Report persistent offenders to local authorities

Membership fees are estimated at £50-100 per year for portfolio landlords. Failing to join will make it impossible to evict tenants.

Why You Must Act Now: The Urgency Explained

If you've read this far, the message should be clear: the rules are changing fundamentally, and landlords who don't prepare will suffer the consequences. Here's why immediate action is essential:

The Section 21 Window Is Closing

You have until 30 April 2026 to serve Section 21 notices. After this date, no new Section 21 notices can be served—ever. If you have any tenancy where you might need possession in the next 1-2 years, serving Section 21 now preserves your options.

Court Backlogs Will Worsen

As the deadline approaches, expect a surge in Section 21 applications. Courts are already dealing with backlogs. Starting your proceedings early gives you the best chance of completing the process before the system becomes overwhelmed.

Section 8 Is Harder

After May 2026, Section 8 is your only eviction option. This means:

• You must prove grounds—no more "no-fault" evictions
• Court hearings are usually required (more time and cost)
• Tenants have more opportunities to defend
• Some situations have no grounds at all

Property Portfolio Decisions

Many landlords are reconsidering their portfolios in light of these changes. If you're thinking about selling properties, you'll need vacant possession—which means serving Section 21 now.

Renters Reform Bill FAQ

Final Thoughts: Protect Your Investment

The Renters Reform Bill represents a fundamental shift in UK landlord-tenant law. Whether you agree with the changes or not, they are now law. The landlords who will thrive are those who understand the new rules and take action to protect their positions.

If there's one message to take away: serve Section 21 now if you have any doubt about needing possession in the next 12-18 months. This is your last chance to use the no-fault eviction route that landlords have relied on for 35 years.

• Generate Court-Ready Section 21 Notice — £29.99
• Complete Eviction Pack (notices + court forms) — £149.99
• Complete Section 21 Guide
• Section 21 vs Section 8 Comparison