The Renters’ Rights Act 2025 (formerly the Renters’ Rights Bill), which received Royal Assent on 27 October 2025, marks one of the most significant reforms to the private rented sector in decades. Designed to offer tenants stronger protections while maintaining fair rights for landlords, the Act introduces major changes to tenancy rules, eviction procedures, and housing standards across England.
For landlords, tenants, and property professionals alike, it is crucial to understand when these changes come into effect, what happens to existing Section 21 notices, and how the new rules will affect the way tenancies are managed.
What Is a Section 21 notice?
Under the Housing Act 1988, a Section 21 notice allows landlords to end an assured shorthold tenancy without needing to prove that the tenant breached the agreement. This is often called a “no-fault eviction.”
Currently, landlords must give tenants at least two months’ notice using Form 6A and meet several legal requirements before the notice is valid:
- Protecting the tenant’s deposit in an approved scheme
- Providing a valid Energy Performance Certificate (EPC)
- Supplying an up-to-date Gas Safety Certificate
- Giving tenants the latest “How to Rent” guide
If any of these are missing or incorrect, the Section 21 notice becomes invalid, and the court may dismiss the eviction claim.
For more information on Section 21 no fault eviction notices, read our blog on the topic.
How Long Is a Section 21 Notice Valid For?
Once served, a Section 21 notice remains valid for six months. Landlords must begin possession proceedings within that timeframe, otherwise the notice expires, and a new one must be issued.
Tenants must be given at least two months’ notice, and landlords cannot serve a notice within the first four months of a new tenancy. Any court claim must be correctly filed within the six-month limit.
Is Section 21 still valid in 2025, when will Section 21 be abolished, and when does the Renters’ Rights Act come into effect?
Although the Renters’ Rights Act 2025 has passed into law, the provisions to abolish Section 21 and end no-fault evictions have not yet commenced. Landlords can still serve a Section 21 notice in 2025, provided all the legal preconditions are met.
The Government has confirmed that most of the Act’s key measures will be phased in from 2026. They have stated that they will provide sufficient notice before commencement and publish detailed guidance for landlords, tenants, and enforcement bodies. It’s important to note that this Act will only apply to England, not the rest of the UK.
Once the Renters’ Rights Act has come into force, Section 21 will no longer exist, and all existing assured shorthold tenancies will convert into periodic tenancies. This means there will be no fixed term: tenancies will simply continue until either party gives proper notice under the new system.
Until then, the existing legal framework remains in force. Landlords must comply with all Section 21 requirements, and tenants continue to have the same rights as before under the Housing Act 1988.
What Will Replace Section 21?
Once Section 21 is repealed, landlords will have to rely on specific legal grounds under Section 8 of the Housing Act 1988, which has been expanded and reformed by the Renters’ Rights Act.
The updated Section 8 grounds for possession will include:
- Landlord intent to sell the property
- Landlord or close family members’ intent to move in
- Persistent or serious rent arrears
- Breach of the tenancy agreement
- Anti-social behaviour
If the grounds for possession is landlord intent to sell the property, or for they or a close relative to move in, then they must give at least 4 months’ notice, and they cannot use these grounds in the first 12 months of a tenancy. Tenants will have the right to end their tenancy with two months’ notice.
What Does the Renters’ Rights Act 2025 Change?
The Act introduces wide-ranging reforms to improve fairness, safety, and accountability in the private rented sector outside of the abolition of Section 21. These are the most important updates:
Rent increases and reviews
Under the Act, rent increases must follow the Section 13 process, which limits rises to once per year and allows tenants to challenge increases above market rates through the tribunal. Rent review clauses in tenancy agreements will no longer apply.
Rent in advance and bidding wars
To prevent bidding wars and excessive upfront costs, landlords will be prohibited from requesting or accepting offers above the advertised rent.
The amount of rent in advance that can be demanded will be capped at one month once the tenancy agreement has been signed. Any ongoing requirement to pay rent “in advance” after the tenancy starts will be unenforceable.
Pets in rental properties
Tenants will have a new right to request permission to keep a pet, and landlords cannot unreasonably refuse. If they agree, they may require the tenant to obtain pet damage insurance or reimburse them for such cover.
Decent Homes Standard
For the first time, the Decent Homes Standard will apply to the private rented sector as well as social housing. This means landlords must ensure properties are safe, warm, and in a good state of repair. Homes must be free from serious hazards under the Housing Health and Safety Rating System, have modern facilities, and provide heating and ventilation.
Awaab’s Law
Named after two-year-old Awaab Ishak who tragically died from prolonged exposure to mould, Awaab’s Law introduces strict legal timeframes for landlords to fix dangerous conditions such as damp and mould. Landlords must investigate and act on complaints promptly, with emergency hazards requiring a 24-hour response. Initially introduced for social housing, these obligations are being extended to the private rented sector under the Renters’ Rights Act.
Private rented sector database
Landlords will be required to register themselves and their properties on a new Private Rented Sector Database. This system will improve transparency, help local authorities enforce housing standards, and provide tenants with clear information about who owns and manages their home.
Private rented sector ombudsman
A new PRS Ombudsman will provide binding redress for tenants, giving them a faster and cheaper alternative to court disputes. This is designed to resolve issues such as repairs, rent disputes, or service failures more efficiently.
Local authority enforcement and penalties
Local councils will gain stronger powers to investigate and penalise non-compliant landlords. Civil penalties of up to £7,000 can be issued for breaches such as rent bidding or failure to register properties.
What happens to existing tenancies?
Once the new system comes into force, all existing assured shorthold tenancies will automatically convert into periodic tenancies.
There will be a transitional period to ensure any ongoing Section 21 proceedings are completed under the old rules, but after the commencement date, landlords will only be able to seek possession using the new Section 8 grounds.
What should landlords and tenants do now?
Until the new regime begins, landlords should continue to follow current Housing Act 1988 procedures and ensure any Section 21 notices are valid. They may want to:
- Check deposits are correctly protected
- Provide all mandatory documents to the tenants
- Use the correct Form 6A template from GOV.UK
- Ensure they allow the full two-month notice period to pass
Tenants should keep records of any notices received and verify that all legal requirements have been met. If a notice seems invalid, seek professional advice.
When the Act’s provisions commence, both parties will need to familiarise themselves with the new periodic tenancy rules and the updated Section 8 process.
How will the Renters Rights’ Act affect the private rented sector?
The abolition of Section 21 is expected to create a fairer balance between landlord and tenant rights. It offers tenants greater security from unfair evictions and gives landlords a clearer framework for regaining possession where there is a genuine need.
The new system will help professionalise the sector, making standards more consistent across England and ensuring homes are safe, decent, and properly managed.
If you require professional assistance or advice on how the new Act will affect you, our specialist team can help ensure everything is handled lawfully and efficiently. Get in touch with them here. Our experienced enforcement officers are well-versed in tenant eviction procedures, process serving documents and notices, and court-approved enforcement.
