Guides The Renters Reform Act is Now Law – What it Means for Landlords

The Renters Reform Act has officially passed, with the first provisions coming into effect on 27th December 2025. Yes, right in the middle of the Christmas & New Years period, when most people are at home eating mince pies instead of digesting new legislation. Landlords and tenants will need to understand how these new rules will reshape renting in England.

Here is everything you need to know…

What is The Renters Reform Act?

The Renters Reform Act is a new UK law that aims to improve renters’ rights and security, including no-fault evictions and balancing the rights of tenants and landlords.

Who’s Behind The Renters Reform Act?

Let’s be clear: this isn’t Labour’s doing.

The original Renters Reform framework was created under the Conservative government, long before the election. It was the Tories who set the wheels in motion, leaving 2.4 million landlords exposed to sweeping changes in how they manage their properties.

The Labour government has now taken that foundation and simply implemented Michael Gove’s blueprint into law. At this stage, the only party calling to scrap the Act altogether is Reform UK.

Government Spin vs. Reality

The government’s message is that the Renters Reform Act helps both tenants and landlords. However, many landlords may feel the balance tips firmly in one direction.

Most provisions are expected to take effect by Spring 2026, giving property owners limited time to adjust. Here’s what landlords need to prepare for:

Section 21 Abolished

The biggest change is that “no-fault” evictions under Section 21 are being abolished.

From now on, landlords will need to rely on Section 8 to regain possession of a property. However, landlords can still seek possession if they intend to move into the property or plan to sell it.

Going forward, a minimum notice period of four months will apply. Section 8 is now the primary tool for possession, so understanding its grounds and process is essential.

Rent Increases Restricted

Rent can now only be increased once per year and if a tenant believes the increase is excessive, they can challenge it at a tribunal. This change is designed to prevent landlords from forcing tenants out through steep rent rises, although it also creates uncertainty about what qualifies as “market rent.”

Key points to note:

• Rent increases are now limited to one per year.
• Any challenge can delay implementation by up to two months under Section 13.
• The definition of “fair rent” may very from case to case.

Pets: Refusals No Longer Automatic

Landlords can no longer automatically refuse tenants with pets.

You’ll be expected to consider reasonable requests to keep animals in the property. While many landlords and tenants manage this well, the change may increase risk for some properties – particularly for properties unsuited for certain types of pets.

It’s worth reviewing:

• Tenancy agreements to ensure they address pet-related responsibilities.
• Deposit and insurance coverage to protect against potential damage.

Discrimination Banned Against Tenants on Benefits

The Renters Reform Act makes it illegal for landlords to discriminate against tenants based on their source of income, including those receiving benefits.

All applicants must now be assessed equally, regardless of whether their income comes from employment or government support.

What Landlords Should Do Now:

1. Review all tenancy agreements before the December implementation date.
2. Familiarise yourself with Section 8, which is now central to managing possession.
3. Plan rent reviews carefully and keep written evidence of market justification.
4. Update pet clauses and insurance to reflect new obligations.
5. Stay informed as secondary legislation and guidance are released through 2025.

The Renters Reform Act is being promoted as a measure that aims to create fairness for all. It represents the most significant change to landlords’ rights in a generation.

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