What does the Renter's Reform Bill means for UK landlords.
- Ben Johnson
- Nov 6, 2025
- 4 min read
Updated: Dec 18, 2025
Let's jump right in.
1: The End of Section 21 and What Replaces It?
For decades, Section 21 notices allowed landlords to regain possession without giving a reason. Under the Renters’ Rights Act 2025, this “no-fault eviction” process will be abolished.
Instead, landlords will rely on updated Section 8 possession grounds, which include:
Serious or repeated rent arrears
Anti-social behaviour or property damage
Landlord intention to sell or move in themselves
Mortgage lender repossession
FOBEA Tip: Review your tenancy agreements now. If you rely on fixed terms or rolling ASTs, update your documents and processes in line with the expected 2026 start date.
2: Assured Periodic Tenancies. Goodbye Fixed Terms.
Every new and existing tenancy will automatically convert into a periodic agreement. Tenants will be able to end their tenancy with two months’ notice, giving them flexibility. However, landlords must demonstrate legal grounds for possession.
This means you’ll need:
Accurate record-keeping of rent payments and communications.
Up-to-date inventories and photographic evidence.
A clear understanding of which possession grounds apply to your circumstances.
For portfolio landlords, the removal of fixed terms also changes how void periods and cash-flow forecasting are managed.
3: Landlord Registration and the PRS Database.
A new national landlord register, the Private Rented Sector Database, will make it illegal to market or let a property unless it’s correctly registered.
Each property entry will include:
EPC and gas safety certification
Licensing information (where applicable)
Proof of Decent Homes Standard compliance
Non-compliance could result in civil penalties or bans from letting.
FOBEA Tip: If you manage multiple properties, start consolidating documentation now. FOBEA’s landlord compliance team can assist in preparing your portfolio for registration.
4: Decent Homes Standard Extension
For the first time, the Decent Homes Standard, which has been long applied to social housing, will apply to the private rented sector.
To be classified as “decent,” a property must:
Be free from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS).
Be in a reasonable state of repair.
Have modern facilities and services.
Provide a reasonable degree of thermal comfort.
This change will drive major improvements in housing quality but may require landlords to budget for upgrades.
5: Rent Increases and Tenant Challenges
Landlords will still be free to increase rents, but only once every 12 months with two months’ notice. Tenants can challenge excessive increases through the First-tier Tribunal, which will assess whether the proposed rent aligns with local market rates.
To minimise disputes, base rent adjustments on verifiable market data and maintain transparent communication with tenants.
6: Pets, Fairness, and the New Balance
Tenants will gain the right to request a pet, which landlords cannot refuse unreasonably. Landlords can, however, require tenants to take out pet damage insurance or agree to specific maintenance clauses.
While this may feel like a loss of control, it’s expected to broaden the tenant pool and reduce turnover.
7: Dispute Resolution Through the Private Renters Ombudsman
A centralised Private Renters Ombudsman will handle tenant complaints and disputes without involving the courts.
All landlords will be required to register, even those using letting agents.
This reform aims to create a faster, fairer resolution process and reduce legal costs.
8: Preparing for the Renter's Reform Bill: Steps Landlords Should Take Now
Review All Tenancy Agreements
Transition clauses, notice periods, and deposit handling need to align with periodic rules.
Audit Your Compliance Records
Certificates, EICRs, gas safety, and EPCs should be up-to-date and easily accessible.
Assess Property Condition
Plan upgrades to meet the Decent Homes Standard.
Register with Redress Schemes
Ensure future compliance with the new Ombudsman requirement.
Forecast Financial Impact
Model scenarios for rent reviews, voids, and legal costs.
Seek Expert Advice
Consult property management professionals who can implement compliant systems ahead of time.
9: Why Proactive Landlords Will Benefit 🏠
While many landlords see these reforms as restrictive, compliance can actually strengthen your long-term portfolio performance. Registered, well-maintained properties attract longer-term tenants and better yields, while compliance reduces the risk of costly disputes.
By modernising processes now, landlords in England and Wales can adapt smoothly and stay ahead of legislative enforcement.
10: FAQ: Landlord Questions About the Renters’ Rights Act 2025 ❓
Q: When will the Act come into force?
Implementation is expected to begin during 2026, subject to parliamentary passage and secondary legislation.
Q: Can landlords still evict tenants for selling the property?
Yes, selling will remain a valid Section 8 possession ground, provided the landlord can demonstrate genuine intent.
Q: Do existing tenancies automatically convert?
Yes, all existing Assured Shorthold Tenancies will transition to periodic tenancies once the legislation commences.
Q: Will rent guarantors still be allowed?
Yes, guarantors remain valid under periodic tenancies.
Q: What if I fail to register on the PRS Database?
Advertising or letting an unregistered property will likely incur civil penalties or potential banning orders.
📞 Speak to the Experts
Landlords can contact FOBEA for a free, no-obligation review of their property or portfolio.
Our specialists can assess your compliance position, streamline your management processes, and ensure your properties meet the requirements of the Renters’ Rights Act 2025.
Are you prepared for the change?
Yes - it's fairly straightforward
Yes - begrudgingly
No - there's a lot to address
No - this is my first time hearing about it
🔗 Sources
Parliament UK – Renters’ Rights Bill 2025
Simply Business – Renters’ Rights Bill: What Landlords Need to Know