Understanding the changes
The Renters’ Rights Act has now become law, marking the most significant shake-up of the private rental sector in decades. Receiving Royal Assent on 27 October 2025, the new legislation brings far-reaching reforms designed to create a more transparent, balanced, and secure rental market for England’s 11 million tenants and 2.3 million landlords.
At Hunters, we’re ready to help landlords, investors, and tenants adjust to these changes with confidence. Our teams are across every detail of the legislation and on hand to explain what it means for your property and portfolio.
What the Act means for landlords
This Act represents a complete reset of how the rental sector operates. It ends Section 21 “no fault” evictions, replaces fixed-term tenancies with open-ended ones, strengthens property maintenance rules, and tightens controls on rent increases.
While this is a major change, landlords who already maintain high standards and follow best practice will be well placed to adapt. Our specialists can help you interpret the new requirements and put the right measures in place to stay compliant.
If you prefer a more hands-off approach, our Fully Managed service can oversee every aspect of property management and compliance under the new framework. For added peace of mind, our Rent Guarantee scheme helps ensure your income is safeguarded even if tenants fall behind on payments.
Key measures introduced by the Act
- Abolition of Section 21 evictions – landlords must now rely on updated Section 8 grounds for possession.
- End of fixed-term tenancies – all new tenancies will be periodic, allowing tenants to leave with two months’ notice.
- Fairer rent rules – rent reviews limited to once annually, with tenants able to challenge excessive increases.
- Right to request pets – landlords cannot unreasonably refuse pet requests.
- Ban on rental bidding – properties must be listed at a fixed rent, preventing bidding wars.
- New rules on discrimination – landlords and agents can no longer refuse applicants with children or those receiving benefits.
- Decent Homes Standard – extended to the private sector to raise safety and living standards.
- Awaab’s Law – enforces strict repair timelines for issues such as damp and mould (14 days to investigate, seven days to fix, and 24 hours for emergencies).
- Private Rented Sector Ombudsman – offering an impartial, quick resolution process for tenant complaints.
- Private Rented Sector Database – a new national register to help landlords prove compliance and provide tenants with clear property information.
Implementation timeline
Although the Act is now law, the rollout will happen in stages. The government is expected to confirm implementation dates soon.
Key provisions such as the removal of Section 21 and the shift to periodic tenancies are likely to be introduced first, with the Ombudsman and PRS Database to follow later, after a transition period.
A defining moment for the rental sector
Government ministers have described this as “the most significant leap forward in renters’ rights in a generation.”
Meanwhile, the National Residential Landlords Association (NRLA) has highlighted the need for these reforms to be introduced “fairly and proportionately” to support responsible landlords.
This moment will reshape the market, raising standards while recognising the essential contribution of landlords and investors in delivering quality homes across England.
Get in touch with your local Hunters branch to discuss how we can help you stay compliant and confident as the rental market evolves in 2026.
How Hunters can help
Whether you’re expanding your portfolio or managing a single investment, our local experts are here to guide you through the Renters’ Rights Act and its impact on your tenancies, returns, and long-term strategy.
We’re here to keep you informed and supported at every step.
Arrange a quick rental review with your local Hunters team to see how the new legislation could affect your returns.
