The Renters' Rights Act 2025 is the most significant reform to private renting in England for over 30 years, and its main provisions came into force on 1 May 2026. It is now law, not a proposal. (See the government overview: gov.uk - Renters' Rights Act.)
For estate agents managing rental properties, the changes are substantial. Here is a summary of the key provisions now in effect and what they mean in practice.
This applies to England. The Renters' Rights Act 2025 tenancy reforms reach assured tenancies in England. Wales lets under the Renting Homes (Wales) Act 2016, Scotland under the Private Housing (Tenancies) (Scotland) Act 2016 and Northern Ireland under the Private Tenancies Act (Northern Ireland) 2022. Section 21 and the possession grounds work differently there.
Abolition of Section 21 "No-Fault" Evictions
The headline change. Section 21 of the Housing Act 1988, which allowed landlords to evict tenants without giving a reason, has been abolished (1 May 2026). All assured shorthold tenancies have converted to Assured Periodic Tenancies, meaning tenants can stay unless the landlord uses one of the grounds for possession under Section 8.
What this means for agents: You will need to be far more rigorous about which Section 8 ground applies before pursuing possession, and ensure robust evidence is in place. The days of using Section 21 as a catch-all are over.
Revised Grounds for Possession
With Section 21 gone, possession is now via Section 8 only, using the new Form 3A (37 grounds - 20 mandatory, 17 discretionary). Key grounds include:
- Landlord wishes to sell (Ground 1A) - a new mandatory ground; cannot be used in the first 12 months, requires 4 months' notice, with a 12-month re-letting ban afterwards
- Landlord or family member wishes to move in - available after 12 months
- Rent arrears (Ground 8) - now requires 3 months' arrears, with 4 weeks' notice
- Anti-social behaviour - strengthened to make possession easier in serious cases
- Repeated late payment of rent - a new ground
The Private Rented Sector Ombudsman
All private landlords will be required to join a new Ombudsman service. This gives tenants a free route to resolve complaints without going to court. Agents managing properties will need to ensure their landlord clients are registered and that complaint-handling procedures are in place.
The Private Rented Sector Database (Property Portal)
A new national database of private rented properties and landlords will be created. Landlords will be required to register before they can legally let a property. Local authorities will use the database for enforcement. Agents will likely need to verify registration status as part of their onboarding process for new landlord clients.
Decent Homes Standard Extended to Private Sector
The Decent Homes Standard, which currently applies to social housing, will be extended to the private rented sector. Properties must meet minimum standards for repair, thermal comfort, and modern facilities. Agents should be advising landlord clients now about any works needed to bring properties up to standard.
Bidding Wars and Rent in Advance
The Act bans landlords and agents from accepting offers above the advertised rent and from requesting more than one month's rent in advance (with limited exceptions). This aims to prevent bidding wars and discrimination against tenants who cannot pay large sums upfront.
Tenant Rights to Keep Pets
Tenants will have the right to request permission to keep a pet, and landlords must not unreasonably refuse. Landlords may require the tenant to take out pet damage insurance. Blanket "no pets" policies will no longer be enforceable.
What Agents Should Do Now
- Review all template tenancy agreements and notices - Section 21 notices are no longer valid
- Train staff on the new Section 8 grounds and evidence requirements
- Audit your landlord client base - identify properties that may not meet the Decent Homes Standard
- Update your complaints procedure to align with the new Ombudsman requirements
- Begin discussing the changes with landlord clients, particularly around pet policies and rent-in-advance practices
- Serve the new Renters' Rights Act Information Sheet 2026 on tenants - the old How to Rent guide is withdrawn (existing tenants were to be served by 31 May 2026)
Last reviewed: 6 June 2026. This article reflects the Renters' Rights Act 2025 as in force from 1 May 2026. Some provisions (the PRS Ombudsman and Database) are phasing in over 2026-2027 - always check the latest position on gov.uk or seek legal advice before changing your business practices.