The Renters' Rights Act 2025 — what changed
After years of delayed legislation, the Renters' Rights Act 2025 came into force in England, representing the most significant shift in private rental legislation in decades. The headline changes:
- Abolition of Section 21 "no-fault" evictions
- All tenancies converted to periodic (rolling) tenancies — no more fixed-term locks
- Limits on rent increases (once per year, market rate only, 2 months' notice)
- Right for tenants to request pets (cannot be unreasonably refused)
- Extension of the Decent Homes Standard to the private rental sector
- Introduction of a new landlord ombudsman and property portal
Your right to security: the end of Section 21
Section 21 was the mechanism that allowed landlords to evict tenants without giving any reason, provided they gave 2 months' notice. It created insecurity for millions of renters who could be asked to leave at any point, regardless of whether they'd done anything wrong.
That has now changed. Under the Renters' Rights Act, landlords must use Section 8 proceedings to evict, and must specify a valid, evidenced ground from a defined list. Valid grounds include:
- Rent arrears of 2 months or more (mandatory ground)
- Anti-social behaviour
- The landlord genuinely intending to sell the property
- The landlord or close family member wishing to move in
- The property being required for significant redevelopment
Where a landlord wishes to sell or move in, they must provide evidence and there is now a mandatory 4-month notice period. If the landlord then fails to sell or move in within a specified timeframe, they may face a rent repayment order.
Your right to challenge rent increases
Rent can only be increased once per year. Your landlord must give you 2 months' written notice of any proposed increase, specifying the new rent and the date it will take effect.
If you believe the proposed increase is above the market rate, you have the right to apply to the First-tier Tribunal (Property Chamber) to challenge it. The application must be made within 2 months of receiving the notice. The tribunal will assess what a market rent would be for the property and set the rent accordingly — it may set it at the proposed figure, lower, or even higher (though the latter is unusual).
You do not need a solicitor to use the tribunal — the process is designed to be accessible to tenants.
Your right to a safe, habitable home
Landlords have long-standing legal obligations to provide a property that is safe and fit for human habitation under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018. The Renters' Rights Act strengthened enforcement.
Landlords must maintain:
- The structure and exterior of the property (roof, walls, windows, doors)
- Heating and hot water installations in working order
- Gas and electrical systems safely
- Freedom from damp and mould sufficient to cause a health hazard
Critically, damp and mould are now explicitly within the landlord's responsibility. A landlord cannot legally blame condensation from "tenant behaviour" for serious mould issues — the law now requires them to investigate and fix underlying causes.
If your landlord fails to address hazards after reasonable notice, you can:
- Report the issue to your local council's environmental health team, who can issue an improvement notice or emergency prohibition order
- Apply to court under the Homes (Fitness for Human Habitation) Act for compensation
- Withhold rent in some circumstances (seek legal advice before doing this)
Your deposit rights
Landlords must protect your deposit in one of three government-approved schemes within 30 days of receiving it:
- Deposit Protection Service (DPS)
- MyDeposits
- Tenancy Deposit Scheme (TDS)
You must receive written confirmation (prescribed information) within 30 days, including the scheme used and how to access it.
At the end of your tenancy, the deposit must be returned within 10 days of agreeing any deductions. If there's a dispute, the scheme provides a free adjudication service. Adjudicators require evidence from the landlord that deductions are justified — without an inventory, this is hard for landlords to prove.
Your right to request a pet
Tenants now have the right to request a pet in writing. Landlords cannot unreasonably refuse. They must respond in writing within 42 days and must provide specific written reasons if refusing.
Reasonable conditions for consent include: requiring pet damage insurance, or requiring the tenant to address any damage caused by the pet at the end of the tenancy. Blanket "no pets" clauses are no longer automatically enforceable.
Where to get help
If you believe your rights are being violated:
- Shelter — shelter.org.uk — Free housing advice and support. One of the UK's most authoritative resources for renters.
- Citizens Advice — citizensadvice.org.uk — Free, local advice on housing and tenant rights.
- First-tier Tribunal (Property Chamber) — For challenging rent increases or resolving deposit disputes.
- Local council environmental health team — For reporting hazards and disrepair.