The way landlords rent out their properties in England has changed. The Renters’ Rights Act 2025 has introduced new rules that affect how tenancies work, how rent can be increased and how landlords can regain possession of their properties.
For tenants, these changes bring greater security and clearer rights. For landlords, they mean reviewing some familiar ways of managing rental homes. Understanding these changes can help both sides avoid problems and build better rental relationships.
Related: Protecting your buy-to-let investment under the Renters’ Rights Act
What has changed for landlords and tenants?
The main changes under the Renters’ Rights Act came into force on 1 May 2026. One of the biggest changes is the end of fixed-term assured shorthold tenancies. Previously, tenants often signed agreements lasting six or twelve months. Under the new system, assured tenancies are periodic from the start. This means they continue until the tenant gives notice or the landlord uses a valid legal reason to regain possession. Tenants can generally end their tenancy by giving two months’ notice. Landlords must follow the correct legal process if they want their property back.
Landlords must use valid reasons to regain possession
Section 21 notices, which previously allowed landlords to regain possession without giving a reason, have been abolished. Landlords must now use the appropriate Section 8 grounds when seeking possession. These include situations where they want to sell the property, move into it themselves or deal with serious rent arrears.
However, different grounds have different rules. For example, landlords generally cannot use the grounds for selling or moving into the property during the first 12 months of a new tenancy. This makes it important for landlords to understand their options before serving notice.
Rent increases now follow a set process
Landlords can still increase rent, but they must follow the new rules. Under the Renters’ Rights Act, rent can generally only be increased once every 12 months using the Section 13 process. Landlords must give tenants at least two months’ notice using the correct form.
Tenants can challenge a proposed increase if they believe it is above the market rent. For landlords, this means keeping track of dates and reviewing local rental prices before proposing an increase.
Related: The role of letting agents in strengthening landlord–tenant relationships
Tenants have more rights when renting a home
The new rules also change how landlords advertise properties and consider applications. Landlords and letting agents cannot encourage rental bidding or accept offers above the advertised rent. They also cannot apply blanket rules that reject applicants simply because they receive benefits or have children.
Tenants have stronger rights when asking to keep pets. Landlords must consider these requests and cannot refuse them without a reasonable reason. These changes aim to make renting fairer while allowing landlords to make sensible decisions about their properties.
How can landlords adapt to the new rules?
Good property management is becoming even more important. Landlords need to understand their responsibilities and keep their paperwork up to date.
Some practical steps include:
- Review tenancy agreements and required documents.
- Keep records of rent payments and increases.
- Understand the legal grounds for possession.
- Respond to repair requests promptly.
- Check that property safety requirements are met.
- Keep communication with tenants clear and professional.
For landlords managing several properties, keeping track of these responsibilities can take time. Having a clear process for each tenancy can help prevent missed deadlines and avoid unnecessary disputes.
How can tenants adapt?
Tenants also have a part to play in making the new system work. They should read their tenancy information carefully, understand how notice periods work and report maintenance problems as soon as possible.
Paying rent on time and keeping a record of important conversations can also help prevent disagreements. Although tenants have stronger protections, they must still meet their responsibilities under the tenancy agreement.
Why professional property management matters
The new rental landscape means landlords need to pay closer attention to how their properties are managed. A missed notice, an incorrect rent increase or outdated paperwork can create problems that take time and money to resolve.
Professional letting agents can help landlords understand the rules, manage tenant communication, arrange maintenance and keep track of important requirements.
At CJ Hole, our experienced local lettings teams can support landlords with the day-to-day management of their rental properties and help them understand their responsibilities under the Renters’ Rights Act. Contact your local CJ Hole branch to learn how our property management services can help you manage your rental property.
