Everything landlords and tenants must know about the Renters’ Rights Act 2025, Section 21 abolition, periodic tenancies, new possession grounds, rent increases, council enforcement powers, and how the 2026 implementation will reshape the private rented sector.
The Renters’ Rights Act 2025 is the most significant structural reform of England’s private rented sector in over 30 years.
It does not introduce a single change. It introduces a new operating model.
Public discussion has focused on:
But the reform is staged. The transition begins in December 2025, with full structural changes expected in 2026.
This guide answers the most searched questions:
The Act is implemented in phases.
From 27 December 2025:
Section 21 is not abolished at this stage.
Expected 2026 changes include:
Understanding the difference between these two stages is critical.
Once fully implemented, Section 21 “no-fault” eviction will no longer exist.
Landlords must rely on Section 8 statutory grounds instead.
This means possession must now be:
Common grounds landlords will use include:
Eviction becomes a structured legal case rather than an automatic expiry mechanism.
Under the new regime:
For landlords, this removes automatic end-of-term possession. For tenants, this increases stability and mobility.
This structural shift changes how portfolios must be managed.
Without Section 21, rent strategy becomes more regulated.
Landlords must rely on Section 13 statutory notices for periodic tenancies.
Tenants may:
Tribunals assess:
Mortgage cost increases alone are not determinative. Rent increases must now be strategic and evidence-based.
The December 2025 stage strengthens enforcement capability.
Councils may:
The threshold for enforcement scrutiny lowers where:
For compliant landlords, this presents little concern. For non-compliant landlords, risk escalates materially.
Alongside the Renters’ Rights Act, Awaab’s Law introduces:
Damp, mould, ventilation failures, and structural hazards are no longer treated as minor issues. Health risk is now central to housing enforcement.
Review:
Maintain:
Consider:
Rent increases and possession grounds must be defensible. Professional presentation reduces risk.
Tenants should:
The December phase strengthens enforcement, not immediate eviction law.
As of December 2025:
Structural change comes later.
Legislative transition generates confusion.
Common errors include:
This is where professional advice prevents loss.
When is Section 21 abolished?
Expected 2026 implementation following regulatory commencement.
Do all tenancies automatically become periodic?
Yes, under the structural reform stage, but not immediately in December 2025.
Can landlords still evict for rent arrears?
Yes. Section 8 rent arrears grounds remain.
Can councils enter without notice?
Entry must still comply with statutory procedure, though enforcement scrutiny increases.
Does the Act favour tenants entirely?
It restructures the framework. Landlord rights remain — but must be exercised through statutory grounds.
The direction of travel is clear:
The Act does not eliminate landlord rights. It requires them to be exercised lawfully and precisely.
The Renters’ Rights Act 2025 is not simply a tenant protection reform. It is a systemic reset of how possession, rent, compliance, and enforcement operate.
Landlords who:
…will continue to operate successfully.
Tenants who:
…will benefit from clearer protections.
The transition period is where the greatest mistakes — and greatest advantages — arise.
Whether you are:
Knights & Shah Solicitors advise nationwide on:
Contact our housing law team for clear, solicitor-led advice tailored to your situation.
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