Renters' Rights Act 2025

Your rights, their rights, and what it all means for your property

Yes, we know. It's been a while. Three and a half years since our last post, to be precise — which, in blog years, is roughly the equivalent of disappearing mid-sentence and being found down the back of the sofa. We could blame the London roads, a full order book, or the general chaos of running a busy property maintenance business. All three would be true. Either way, we're back, we're posting more regularly from here on in, and we're kicking things off with something that's genuinely worth your time.

The Renters' Rights Act 2025 has been the talk of the lettings industry for a while now, and understandably so. It's the biggest shake-up to the private rented sector in a generation. If you've been meaning to get your head around it and haven't quite got there yet — this one's for you.

We work with landlords and estate agents every day, and the questions we're hearing most often aren't really about the legal detail (that's what solicitors are for). They're more along the lines of: what do I actually need to do, and when? So here's our practical take on it.

The big one: Section 21 is gone

From 1 May 2026, no-fault evictions are abolished. You can no longer issue a Section 21 notice to end a tenancy simply because you want your property back. To regain possession, you'll now need a specific legal ground — things like the tenant being in significant rent arrears, or you genuinely needing the property back to live in yourself.

This doesn't mean you're trapped. The grounds for possession still exist and cover most reasonable scenarios. But it does mean the process is more formal, so if you think you might need to end a tenancy in the near future, get advice sooner rather than later.

Everything becomes periodic

Also from 1 May 2026, all tenancies — new and existing — automatically become periodic (rolling) tenancies. Fixed-term tenancies as we know them are no more. In practice this means no more "the tenancy ends on X date" as a mechanism for moving things on.

For most landlords with stable, long-term tenants this will barely register in day-to-day life. But it's worth knowing, particularly if you've historically relied on fixed terms as a planning tool.

Rent increases: once a year, two months' notice

Rent can only be increased once every twelve months, and you must give at least two months' written notice via a Section 13 notice. Tenants also have the right to challenge a proposed increase at the First-tier Tribunal if they believe it's above market rate.

Again, for landlords who review rents sensibly and regularly, this shouldn't represent a dramatic change. The discipline of doing it formally and documenting it properly is the key takeaway.

The Information Sheet — and this one has a deadline

Here's the one with an imminent deadline. By 31 May 2026, landlords must provide every named tenant (on an assured or assured shorthold tenancy with a written agreement signed before 1 May 2026) with the official Renters' Rights Act Information Sheet.

The document must be downloaded from the Government website and sent either as a PDF attachment by email or as a printed copy delivered by hand or post. Sending a link to the document does not count — the rules are specific on this. If a letting agent manages your property, they have a separate duty to serve it too, but don't assume they've done it without checking.

Fines for non-compliance start at £7,000 per breach and can reach £40,000 if the breach continues beyond 28 days after a penalty has been issued. That's a fine worth avoiding with five minutes of admin.

And coming later in 2026: the PRS Database

A new private rented sector database is being introduced later this year, which will require landlords to register themselves, their properties, and their compliance information. Details on rollout are still being confirmed, but it's worth being aware it's coming.

So, what should you actually do now?

In our experience, the landlords who find legislation like this stressful are usually the ones who've let compliance drift. The ones who sail through it are those who've kept on top of their safety certificates, their paperwork, and their tenant relationships. If that sounds like you, the Renters' Rights Act is mostly a case of tidying up a few processes.

If it doesn't sound quite like you — well, there's no better time to get things in order. Make sure your gas safety certificate, EICR, and EPC are all current, your deposit is properly protected, and your tenancy documentation is up to date. Then download and send that Information Sheet before the end of May.

As always, if your property needs any work to get it up to scratch — whether that's a gas safety certificate, electrical work, or general maintenance — we're here to help. Just give us a call on 020 7993 8277 or drop us a line at info@lapps.co.uk.

Coming up next: Awaab's Law and what it means for mould

Speaking of legislation landlords need to know about — our next post will cover Awaab's Law, the incoming rules around damp and mould in rental properties, and what the upcoming changes mean in practice. Given that we wrote about condensation back in 2018 (another LAP classic from the archive), it feels like a fitting follow-up. Watch this space.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. Landlord legislation is complex and individual circumstances vary — we strongly recommend seeking advice from a qualified solicitor or letting agent before taking any action based on the above. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.