The Landlord's Essential Guide to the Renter's Rights Act 2025: 10 Critical Q&As
- DNB Future Properties
- Nov 14, 2025
- 7 min read
Updated: Jan 23
The Landlord's Essential Guide to the Renter's Reform Bill: 10 Critical Q&As. The Renters' Rights Act is a landmark piece of UK legislation designed to fundamentally rebalance the power dynamic in the private rented sector. Its core mechanism for change is to remove the primary source of tenant insecurity and introduce new regulatory structures to improve housing standards and dispute resolution.
To help you navigate these significant reforms, we've broken down the practical implications of each of the ten major points into a Q&A.
For a break down explanation of each point please see our recent blog post ‘Understanding the Renters Reform Bill: What Landlords Need to Know’
❓ Your Questions Answered: Detailed Q&A for Landlords ❓
1. The End of "No-Fault" Evictions (Section 21)
Q: What is the biggest practical change for getting my property back?
A: You must now use a mandatory ground for possession (Section 8). The process will be focused entirely on a valid reason (e.g., arrears, breach of contract, or your need to sell/move in), rather than simply the end of a fixed term.
Q: Can I still end a tenancy if the tenant hasn't done anything wrong?
A: Only if you are relying on a mandatory, no-fault-related ground that requires you to move in or sell the property. This requires a specific legal notice and court process.
2. Introduction of Periodic Tenancies as Standard
Q: How long can a tenant stay in the property?
A: Indefinitely, as long as they adhere to the terms of the tenancy. The tenancy is a rolling contract from the start, providing far greater security for the tenant.
Q: What notice period must a tenant give me?
A: Tenants are generally required to give two months' notice to end the tenancy at any time. This offers them flexibility but requires you to plan for shorter turnover windows.
3. Stronger Grounds for Possession for Landlords
Q: What new mandatory grounds will help me regain possession?
A: New mandatory grounds will be available if you genuinely intend to sell the property or if you, a family member, or a business partner intend to move into the property as a principal home.
Q: How are anti-social tenants addressed?
A: The anti-social behaviour ground (Ground 14) will be strengthened, making it easier to use and ensuring that courts can process these cases more quickly to protect other residents.
4. Ban on Rent Bidding Wars
Q: What are my obligations when advertising the rent?
A: You must clearly state the fixed rental price in all advertising. You and your agent are explicitly prohibited from soliciting or accepting any offer that is higher than this advertised price.
Q: What happens if a tenant voluntarily offers more?
A: You cannot accept it. The ban applies to soliciting or accepting offers above the advertised rent. The intention is to stop the practice of using competition to drive up rental prices beyond the advertised amount.
5. Annual Rent Increases
Q: How often can I increase the rent, and what notice is required?
A: You are limited to one rent increase every 12 months. You must serve the tenant with a minimum of two months' written notice using the correct Section 13 process.
Q: What if the tenant challenges the increase?
A: The tenant has the right to appeal to the First-tier Tribunal if they believe the increase is above the local market rate. The Tribunal will determine the market rent, and you risk the increase being lowered or rejected, though it cannot be set higher than your proposed figure.
6. Discrimination Protection
Q: Can I legally refuse a tenant who receives housing benefits?
A: No. Landlords are banned from imposing blanket bans against tenants who receive benefits (e.g., 'No DSS' policies) or tenants with children. Selection must be based on a fair assessment of their individual circumstances and ability to sustain the tenancy.
Q: How do I ensure their tenancy is sustainable without discrimination?
A: You can still carry out robust affordability and referencing checks. These must be applied fairly to all applicants, focusing on the total income available, not the source of that income.
7. A New Private Rented Sector Ombudsman
Q: Am I required to join the Ombudsman scheme?
A: Yes. It will be a mandatory requirement for all private landlords operating in England. Failure to join could result in civil penalties.
Q: What are the benefits of the Ombudsman for landlords?
A: It offers a quicker, cheaper, and less adversarial route to resolve many disputes than the courts. The Ombudsman can issue binding decisions, including compelling you to apologise, pay compensation, or take remedial action.
8. Decent Homes Standard Extended to the Private Rented Sector
Q: What are the key requirements of the Decent Homes Standard?
A: Your property must be free from serious health and safety hazards, be in a good state of repair, have adequate, efficient heating/insulation, and have reasonably modern facilities and services.
Q: What is the risk of non-compliance?
A: Local authorities will have stronger enforcement powers. Landlords found non-compliant could face serious enforcement action, fines, and being targeted via the new Property Portal.
9. Pet Ownership Made Easier for Tenants
Q: Can I refuse a pet request?
A: You can only refuse a request if you have a "reasonable" justification (e.g., the property is too small, or the building's head lease explicitly prohibits pets). Blanket bans are now considered unreasonable.
Q: How can I protect my property from pet damage?
A: The law allows you to make it a condition of granting permission for the tenant to hold pet damage insurance. You must agree to the request in writing within a set timeframe.
10. A Digital Property Portal
Q: What is the primary purpose of the Property Portal?
A: It acts as a central register of landlords and properties to improve transparency and compliance. You must register your details and ensure the property meets all legal requirements before being advertised.
Q: How will this affect compliance checks?
A: It will allow local authorities to easily identify unregistered landlords and target enforcement against those who are non-compliant with safety, Decent Homes, or other legal standards.
We have created a Key Facts document for you to download below:
📑 Renters Rights Act 2025: Full Blog Series Index
This is one of a 10-part series exploring the Renters Rights Act 2025. Check out the rest of the posts below to understand all the changes coming to the private rented sector.
The Renter’s Rights Act 2025 formally known as the Renters Reform Bill has officially become law, bringing significant changes to the private rented sector in England.
The Landlord's Essential Guide to the Renter's Rights Act 2025 formally known as the Renter’s Reform Bill: 10 Critical Q&As. The Renters' Rights Act 2025 is a landmark piece of UK legislation designed to fundamentally rebalance the power dynamic in the private rented sector.
Read about how the end of 'no-fault' evictions will fundamentally change tenancy agreements and provide tenants with greater security of tenure.
Read about the new and reformed mandatory and discretionary grounds that landlords must now use when seeking to regain possession of their property
Discover the move away from fixed-term tenancies and how all new tenancies will now operate as periodic tenancies from day one.
We detail the new measures introduced to prevent landlords and agents from encouraging or participating in unfair rent bidding wars among prospective tenants.
Understand the new rule that restricts landlords from increasing rent more than once every 12 months, providing tenants with more financial certainty.
Explore the new legal duties placed on landlords to prevent discrimination against certain groups, particularly those receiving benefits or with children.
The Renters' Rights Act 2025 is not just about evictions; it’s about property quality. For the first time, the Decent Homes Standard (DHS), long applied to social housing, will be legally extended to the private rented sector.
We look at the new rules that make it easier for tenants to keep pets, requiring landlords to have a reasonable excuse to refuse a request.
Read about the role of the new Ombudsman and how it will provide a mandatory, impartial route for tenants and landlords to resolve disputes outside of court.
Read about the creation of the new portal that will require all landlords to register their properties and comply with certain standards to operate legally.
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