The Renters Rights Act 2025: A Comprehensive Guide for Landlords

The UK private rented sector is on the cusp of its most significant transformation in over three decades. The landmark Renters Rights Act 2025, which received Royal Assent on 27 October 2025 and is set to commence on 1st May 2026, will fundamentally reshape the relationship between landlords and tenants. For the 4.6 million households in the private rented sector, this legislation marks a pivotal moment, promising greater security and fairer treatment. For landlords, particularly in burgeoning markets like Stoke-on-Trent and Crewe where savvy investors are achieving rental yields of up to 9%, understanding these changes is not just a matter of compliance—it's a strategic imperative to protect and enhance their investments. The Act is a direct response to the changing dynamics of the rental market, where rising rents (a 2.2% increase in the 12 months to November 2025 ) and a housing shortage have created a challenging environment for both tenants and landlords. With 93,000 landlords leaving the market in 2025 alone, the government's aim is to create a more stable and professional sector that encourages long-term investment while providing tenants with the security of a home.

This comprehensive guide, brought to you by EPO, the region's leading property management experts, will break down everything you need to know about the new legislation. We'll cover the key dates, the abolition of Section 21 'no-fault' evictions, the transition to periodic tenancies, new rules on rent increases, the introduction of a national landlord database, and enhanced enforcement powers for local authorities. With the right knowledge and preparation, landlords can navigate this new era with confidence and continue to run profitable, successful portfolios.

The End of an Era: Abolishing Section Evictions

Perhaps the most significant change introduced by the Renters Rights Act 2025 is the complete abolition of Section 21 of the Housing Act 1988, colloquially known as the 'no-fault' eviction. From 1st May 2026, landlords will no longer be able to regain possession of their property without providing a specific, legally recognized reason. This measure is designed to provide tenants with greater security and stability, ending the practice of short notice evictions that have been a leading cause of homelessness. While this removes a landlord's ability to end a tenancy without cause, the Act also strengthens the grounds for possession under Section 8 of the Housing Act 1988, ensuring that landlords can still regain their property when necessary. The new grounds will make it easier to evict tenants who are genuinely at fault, for example, in cases of anti-social behavior or persistent rent arrears. The government has also committed to introducing new grounds for landlords who wish to sell their property or move into it themselves.

A Shift to Periodic Tenancies

In conjunction with the end of Section 21, all new and existing tenancies will transition to a system of periodic tenancies. This means that once a fixed-term tenancy ends, it will automatically roll over on a month-by-month basis. The concept of assured short-hold tenancies will be a thing of the past. This provides tenants with more flexibility, but it also requires landlords to adapt their management strategies. For landlords in areas like Stoke- on-Trent, where the average property price ranges from £150,000 to £175,000, understanding the local rental market dynamics will be crucial for managing these more flexible tenancy structures.

Navigating Rent Increases and the New Property Portal

The Renters Rights Act 2025 also introduces new regulations for rent increases, aiming to create a more transparent and predictable system for tenants. Landlords will only be able to increase rent once per year and must provide two months' notice of any change, using a new standardized format. This replaces the current system where rent increases can be negotiated at any point during a tenancy. Furthermore, the Act introduces a new mechanism for tenants to challenge excessive rent increases, which will be adjudicated by an independent tribunal. This tribunal will have the power to set a market-based rent, providing a safeguard against unreasonable hikes. For landlords, this means that any rent increases must be in line with market rates and justifiable. In areas like Crewe, where rental yields are strong, understanding the local market will be key to setting appropriate rents and avoiding disputes.

The Digital Landlord: A National Database

A key component of the new legislation is the creation of a national landlord database, which will be a mandatory registration for all private landlords. This publicly accessible portal will provide tenants with vital information about their landlord's identity and compliance with relevant regulations. For landlords, this means a new administrative step, but it also serves to professionalize the sector and drive out rogue operators. It is important to note that the database will be introduced in a phased approach, starting from late 2026. At EPO, we can manage this registration process for our clients, ensuring seamless compliance from day one.

Enhanced Enforcement and the Importance of Compliance

The Renters Rights Act 2025 grants local authorities, including those in Stoke-on-Trent and Crewe, greater powers to enforce the new regulations. This includes the ability to issue fines of up to £30,000 and prosecute landlords who fail to comply with their legal obligations. The Act also introduces a new ombudsman for private rented sector disputes, which will have the power to order landlords to pay compensation to tenants. With the upcoming EPC minimum C rating requirement for all new tenancies by 2028 and the Making Tax Digital initiative starting on 6th April 2026 for landlords with a rental income of over £50,000, the administrative burden on landlords is set to increase significantly. These changes, combined with the abolition of Section , mean that landlords will need to be more professional and diligent than ever before to avoid costly penalties and disputes.

This is where a professional property management partner like EPO becomes invaluable. We stay ahead of all legislative changes, ensuring our clients' portfolios are fully compliant, from EPC certificates to tax submissions. Our proactive approach to management is a key reason why we maintain a 90%+ occupancy rate, even in a rapidly changing market. For landlords who prefer a more hands-on approach, our coaching services provide the necessary guidance and support to navigate the new regulatory landscape with confidence.

Frequently Asked Questions (FAQs)

Q1: What is the main purpose of the Renters Rights Act 2025?

The primary goal of the Act is to rebalance the relationship between landlords and tenants in the private rented sector, creating a system that is fairer and more secure for both parties. For tenants, it provides greater security of tenure by abolishing Section 21 evictions, preventing retaliatory evictions, and giving them more confidence to challenge poor standards. For landlords, it professionalizes the sector by providing a clear framework for managing properties and tenancies, strengthening their ability to deal with anti-social tenants, and creating a level playing field that drives out rogue operators. The Act is a recognition that the private rented sector is now a long-term home for millions of people, and the legal framework needs to reflect that reality.

Q2: When does the Renters Rights Act 2025 come into effect?

The main provisions of the Act, including the abolition of Section 21 and the transition to periodic tenancies, will come into force on 1st May 2026 for all new tenancies. For existing tenancies, these changes will apply from the same date. Other elements, such as the landlord database, will have a phased introduction starting from late 2026. It is crucial for landlords to stay informed about the specific timelines as they are announced and to start preparing for the changes well in advance of the May 2026 deadline.

Q3: Can I still use Section 21 to evict a tenant?

No. From 1st May 2026, Section 21 'no-fault' evictions will be abolished for all new tenancies. This means you will no longer be able to evict a tenant without providing a reason. To regain possession of your property, you will need to use one of the revised and expanded Section 8 grounds for possession. These grounds have been strengthened to give landlords more power to deal with issues such as rent arrears and anti-social behavior. The Act also introduces new grounds for possession, for example, if you want to sell the property or if you or a close family member want to move in.

Q4:  What happens to my existing tenancies when the new law comes in?

Existing Assured Short hold Tenancies (ASTs) will transition to the new system on 1st May 2026. Once the transition date is reached, your existing ASTs will automatically convert to periodic tenancies, rolling over on a month-by-month basis. You will not need to issue new tenancy agreements, but you will need to be aware of the new rules that apply to these tenancies, including the new rent increase process and the abolition of Section 21.

Q5: How will the new rules on rent increases affect me?

You will only be able to increase rent once per year and must give your tenants two months' notice of any proposed increase, using a new standardized notice. The process will be standardized to prevent landlords from including rent review clauses in their tenancy agreements. Tenants will have the right to challenge any increase they deem excessive at a First-tier Tribunal, which will have the power to set a market-based rent. This means that any rent increases must be in line with local market rates and justifiable. In a market like Crewe, where rental demand is high, understanding the local market will be key to setting appropriate rents and avoiding disputes.

Q6: Do I have to register on the new landlord database?

Yes. Registration on the new national landlord database, or Property Portal, will be mandatory for all private landlords in England. The portal will hold details of your properties and your compliance with key legal requirements, such as gas safety certificates and EPC ratings. The aim of the portal is to provide tenants with more information about their landlord and to help local authorities to identify and target criminal landlords. Failure to register will result in penalties, including fines of up to £5,000.

Q7: What are the penalties for not complying with the new Act?

Local authorities will have enhanced powers to enforce the Act. Penalties for noncompliance can be severe, including financial penalties of up to £30,000 for the most serious offences. The Act also introduces a new ombudsman for private rented sector disputes, which will have the power to order landlords to pay compensation to tenants of up to £25,000. For the most serious offenders, local authorities will be able to apply for banning orders, which will prevent them from letting out property. It is therefore essential that you fully understand and adhere to your new legal obligations to avoid these penalties.

Q8: How can EPO help me prepare for the Renters Rights Act ?

EPO offers a comprehensive suite of services to help landlords navigate the new legislation and thrive in the new rental landscape. Our full property management service handles all aspects of compliance, from registering your properties on the new landlord database to ensuring your tenancy agreements are fully compliant with the new law. For landlords who prefer a more hands-on approach, our landlord coaching services provide the necessary guidance and support to navigate the new regulatory landscape with confidence. With our deep expertise in the Stoke-on-Trent and Crewe markets, we are perfectly positioned to help you maximize your rental income while ensuring full compliance with the Renters Rights Act 2025. Our proactive approach to property management is why we maintain a 90%+ occupancy rate for our clients, and we are confident that we can help you to achieve the same success.

A New Chapter for Landlords

The Renters Rights Act 2025 represents a new chapter for the private rented sector in the UK. While the changes may seem daunting, they are designed to create a fairer and more professional market for everyone. For landlords in Stoke-on-Trent and Crewe, where rental yields can be as high as 9%, the opportunities remain significant. The key to success in this new era will be knowledge, preparation, and a commitment to professional property management.

At EPO, we are here to guide you through every step of this transition. Our deep understanding of the local market, combined with our expertise in property law and compliance, makes us the ideal partner for landlords who want to not only survive but thrive under the new regulations. If you’d like to explore how this applies to your portfolio, our team can guide you.

Disclaimer: This article provides general guidance only. Always seek independent legal, tax, or financial advice before making decisions affecting your property or business.