19th November 2025

Time’s up for “Rogue Landlords”?

The Impact of The Renters’ Rights Act 2025

“We’re calling time on no-fault evictions and rogue landlords”, says Housing Secretary Steve Reed, as the Renters’ Rights Act 2025 is set to transform renting in England. “Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that.”

On 13 November 2025, the Ministry of Housing published a policy paper which sets out how these “generational” reforms will be rolled out in phases starting May 2026.

Phase 1 – From 1 May 2026

  • No more “no-fault” evictions: Section 21 evictions will be abolished. Landlords must now provide a valid reason to end a tenancy, such as selling the property or tenant misconduct.
  • Rolling tenancies: Fixed-term contracts will be replaced by Assured Periodic Tenancies. Tenants can stay indefinitely and leave with two months’ notice.
  • Fairer eviction grounds: Landlords will have clearer legal grounds to evict tenants for serious rent arrears or anti-social behaviour.
  • Rent controls: Rent increases will be limited to once per year, with at least two months’ notice.
  • No bidding wars or excessive upfront rent: Landlords and agents cannot accept offers above the advertised rent or ask for more than one month’s rent in advance.
  • Anti-discrimination rules: It will be illegal to refuse tenants based on receiving benefits or having children.
  • Pet-friendly policies: Tenants can request to keep pets, and landlords must respond within 28 days with valid reasons if refusing.
  • Stronger enforcement: Councils will gain new powers to inspect properties and penalise rogue landlords. Rent repayment orders will be expanded and fines increased.

Phase 2 – Late 2026 to 2028

This phase focuses on transparency and dispute resolution:

  • PRS Database: A national register of landlords and rental properties will launch. Landlords must provide property and safety details and pay an annual fee.
  • Landlord Ombudsman: A mandatory redress scheme will be introduced to resolve tenant complaints without going to court. All landlords must join by 2028.
  • Extension to social housing: Similar reforms will apply to council and housing association tenancies from 2027.

Phase 3 – Improving Housing Standards

Longer-term reforms aim to raise the quality of rental homes:

  • Decent Homes Standard: All private rentals must meet minimum quality standards by 2035 or 2037 (subject to consultation).
  • Awaab’s Law: Landlords will be legally required to fix serious health hazards within set timeframes.
  • Energy efficiency: All rental homes must meet EPC rating C by 2030 unless exempt.

How will these reforms impact the housing market?

Experts across the housing sector anticipate both positive and challenging outcomes from the Renters’ Rights Act 2025.

  • Tenant Security Will Improve

Campaigners such as Shelter and Generation Rent welcome the end of “no-fault” evictions, predicting greater stability and confidence for renters to assert their rights without fear of retaliation.

  • Short-Term Rent Rises Likely

Surveys show nearly half of landlords plan to raise rents in response to the new rules, citing concerns over reduced flexibility and increased compliance costs. Landbay found average planned increases of 6%, adding £74 per month to typical rents.

  • Rental Supply May Shrink

The NRLA reports that 68% of landlords are considering selling properties or exiting the sector. Cushman & Wakefieldestimate a 5% net reduction in private rental stock due to regulatory pressures.

  • Landlord Behaviour Will Shift

Many landlords are expected to tighten tenant screening, rely more on professional agents, or explore short-term letting models. Knight Frank notes landlords will increasingly seek agents with strong referencing and low arrears. The Conversation highlights the risk of landlords exiting due to rising costs and reduced flexibility.

  • Market Stability Depends on Implementation

Analysts caution that without further reforms—such as rent controls or increased housing supply—the Act may lead to volatility. Lessons from Scotland and Ireland show that poorly calibrated reforms can reduce rental stock and increase affordability pressures.

If you are a landlord or tenant with any questions or would like to discuss how these changes may affect you, please get in touch: rmcculloch@bussmurton.co.uk

Richard McCulloch

Richard McCulloch
Solicitor