The Renters' Rights Act 2025: what changes for tenants

The Renters' Rights Act 2025 is the most significant change to private renting law in England for a generation. Below we set out what the Act does, what it does not do, which tenants are affected, and what changes you can expect in practice.

The short answer

The Act abolishes "no-fault" evictions under Section 21, gives all private renters stronger protections against retaliatory eviction, introduces a Decent Homes Standard for the private rented sector, and creates a mandatory ombudsman scheme for private landlords. It applies mainly to private tenants. Council and housing association tenants have separate protections that are not significantly changed by this Act.

When does it take effect?

The Act received Royal Assent on 27 October 2025. Its provisions are being brought into force by commencement orders in stages. The most significant measure, the abolition of Section 21 "no-fault" evictions, came into force on 1 May 2026. From that date both new and existing assured tenancies moved onto the new system together, so a landlord can no longer serve a valid Section 21 notice. Check current government guidance for the latest detail on the remaining provisions, which are being commenced over the following months.

The end of Section 21 (no-fault eviction)

Before this Act, a private landlord could evict you with two months' notice and no reason, using a Section 21 notice, once any fixed term had ended. This is now abolished.

Your landlord can still end your tenancy, but must use a Section 8 notice and cite one of the grounds for possession in Schedule 2 of the Housing Act 1988. The main new grounds include:

• The landlord genuinely wants to sell the property
• The landlord or a close family member wants to move in
• The tenant has not paid rent (various grounds depending on the level of arrears)
• The tenant has caused nuisance or antisocial behaviour

Landlords who use the "sell" or "move in" grounds and then re-let the property within three months face a fine of up to £7,000.

Stronger protection against retaliatory eviction

If you make a legitimate complaint about repairs or conditions, a Section 8 notice served shortly after is much harder to use. The Act tightens the existing Deregulation Act 2015 protections and introduces new defences for tenants who are evicted in response to complaints.

The Decent Homes Standard in the private rented sector

The Decent Homes Standard, which previously applied only to social housing, now extends to private rented properties. A home must be:

• Free of Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
• In a reasonable state of repair
• With reasonably modern facilities and services
• With efficient heating and effective insulation

Local councils have powers to inspect private rented properties and fine landlords who fail to meet this standard. This reinforces existing repair duties and gives councils a new enforcement tool.

The new Private Rented Sector Ombudsman

All private landlords must now be registered with the new Private Rented Sector Ombudsman (PRSO) scheme. If you have a complaint about a private landlord, including repair complaints, and cannot resolve it directly, you can take it to the PRSO. The Ombudsman can award compensation and require remedial action.

This is an alternative to, not a replacement for, a housing disrepair claim. The Ombudsman route is free but decisions are based on what is "fair and reasonable" rather than strict legal entitlement; a court claim can produce larger compensation.

A national property register

Private landlords must register their properties and themselves on a national register. This means it will be easier to find out who your landlord is, which has been a problem where landlords use intermediary companies or have been difficult to identify.

Does this affect council and housing association tenants?

Largely, no. Council and housing association tenants have separate protections, secure tenancies, assured tenancies, the Housing Ombudsman Service, and Awaab's Law. These are not changed by the Renters Rights Act. If you rent from a social landlord, your rights are governed by earlier legislation.

Does this affect my disrepair claim?

Existing rights to claim for disrepair are not removed by this Act. Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 remain in force and apply to private tenants. The Decent Homes Standard and the PRSO scheme add enforcement routes alongside existing ones.

If you are a private tenant whose landlord has failed to fix serious disrepair, the Act gives you stronger grounds to complain and more routes to enforce action. But if you want compensation for the period you have already lived with poor conditions, a disrepair claim is still the right route.

What to do if your landlord is not meeting their repair duties

Report the problem in writing. If the repair is not done in a reasonable time, you can complain to the council's environmental health team, complain to the new PRSO, or bring a disrepair claim. The routes are not mutually exclusive.

When should I contact Support for Tenants?

If you are a private tenant, or a social tenant, with repairs that have been ignored, call us on 0800 030 4669.

No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Renters' Rights Act 2025 (legislation.gov.uk)
• Guide to the Renters' Rights Act (GOV.UK)

Related articles

• Can I claim against a private landlord?
• Private rented sector ombudsman explained
• What is Section 11?
• What is the Decent Homes Standard?