Protect your investment and stay compliant with the Renters' Rights Act

From 27 December 2025, local councils will have greater powers to inspect landlords’ records, including tenancy documents, safety certificates, and compliance paperwork from the past 12 months. These visits can be requested at short notice, and landlords will be expected to provide clear, accurate and up to date information.

All ASTs will automatically convert into assured periodic tenancies (rolling monthly contracts). These continue indefinitely until ended by notice from the tenant or landlord under specific grounds.

Landlords must provide tenants with a written statement setting out the terms of the tenancy. Existing tenants will receive a government-provided notice explaining the changes, but their tenancy agreements won’t need to be replaced.

No. Rent can’t be taken before the tenancy agreement is signed, though deposits can. After that, only one month’s rent can be collected at a time, unless the tenant chooses to pay more voluntarily.

Section 21 ‘no-fault’ evictions are being abolished. Landlords will instead use Section 8 with specific grounds for possession — such as selling the property or moving in themselves. However, these cannot be used within the first 12 months of a tenancy.

Tenants can give two months’ written notice at any time to end their tenancy. If there are joint tenants, notice from one tenant ends the tenancy for all.

Rent can only be increased once per year using a Section 13 notice, with two months’ notice to the tenant. Tenants can challenge unfair rent rises through the First Tier Tribunal.

Landlords and agents must advertise a clear asking rent. It’s now illegal to invite or accept offers above the advertised amount — stopping bidding wars between prospective tenants.

Landlords cannot refuse tenants because they have children or receive benefits. However, landlords can still carry out affordability checks or refuse a tenancy if it would make the property overcrowded.

All private rented properties must meet the Decent Homes Standard, meaning they must be safe, well-maintained, free from serious hazards, and compliant with Awaab’s Law (prompt response to damp and mould).

Tenants have the right to request a pet, and landlords must not unreasonably refuse. Landlords must respond within 28 days. If a superior landlord (such as a freeholder) prohibits pets, that counts as a reasonable refusal.

All landlords will need to register with the new Private Rented Sector Database and join the Landlord Ombudsman. The Ombudsman will handle tenant complaints and can order landlords to take corrective action.

Councils will have the power to issue fines of up to £7,000 for a first offence and £40,000 for repeat offences. Tenants can also apply for Rent Repayment Orders for up to 24 months of rent in certain cases.