The End of No-Fault Evictions: What the Renters’ Rights Act 2025 Means for Landlords
Landlords face a major legal overhaul – here’s what to expect and how to prepare.
The Renters’ Rights Act 2025, which received Royal Assent on 27 October, marks the biggest shake-up of the private rented sector in a generation. While its provisions are not yet in force, the Government has promised a rollout roadmap shortly, with at least six months’ notice before Assured Shorthold Tenancies (ASTs) and “no-fault” evictions under section 21 are abolished.
Landlords should start preparing now for what will be a fundamental shift in how residential tenancies operate. Below is a summary of the key changes and the practical steps landlords can take to stay ahead.
UPDATE: 27 November 2025
The government has announced implementation timelines and confirmed that the Renters’ Rights Act 2025 will implemented in three phases.
Phase 1: From 1 May 2026
Phase 1 will be implemented on 1 May 2026 and from that date:
- Section 21 ‘no fault’ evictions will be abolished and landlords will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants;
- Assured Periodic Tenancies (“APT”) will be introduced with all new tenancies being APTs and all existing ASTs automatically converting to APTs;
- Grounds for possession will be reformed and extended;
- Rent increases will be limited to once a year and landlords will have to follow the revised section 13 procedure;
- There will be a ban on rental bidding and rent in advance of more than 1 month;
- It will be illegal to discriminate against renters who have children or receive benefits;
- Landlords will be required to consider tenant requests to rent with a pet;
- There will be a strengthening of both local council enforcement and rent repayment orders; and
- Local councils will be given new investigatory powers.
If a S21 Notice is served before 1 May 2026 landlords will have until either a) the date that is 6 months after the date the notice was given or b) 31 July 2026, whichever is earlier, to issue possession proceedings.
In January 2026, the government will publish a draft APT to assist landlords in preparing ahead of the changes coming into effect.
In March 2026, the government will publish an “information sheet” that should be given to tenants under existing tenancies.
Phase 2: From late 2026
During Phase 2 the government will introduce the PRS Database and PRS Landlord Ombudsman. This will be done in 2 key stages, beginning from late 2026:
Stage 1: Regional rollout of the database for landlords and local councils
Stage 2: Further roll out of the database and introduction of the Ombudsman
Phase 3: A new Decent Homes Standard (dates to be settled following consultation)
The government will introduce a Decent Homes Standard (DHS) for the first time. This will ensure that all properties meet a minimum standard of housing quality and provide local councils with powers to take enforcement action if properties fail to meet it. This is likely to come into force in either 2035 or 2037.
Conclusion
The Renters’ Rights Act 2025 represents a fundamental cultural and legal shift for the private rented sector. Proactive preparation now will help landlords stay compliant and commercially agile when the new regime takes effect.
LBMW’s Property Litigation team is advising landlords and agents on practical steps to future-proof their portfolios and tenancy documentation. For tailored advice, please contact Niamh McKay at Niamh.McKay@LBMW.com