Legislation – Renters’ Rights Act 2025

Renters’ Rights Act 2025 is up to date with all changes known to be in force on or before 22 December 2025. There are changes that may be brought into force at a future date.

Changes to Legislation

Revised legislation carried on this site may not be fully up to date. Changes and effects are recorded by our editorial team in lists which can be found in the ‘Changes to Legislation’ area. Where those effects have yet to be applied to the text of the legislation by the editorial team they are also listed alongside the affected provisions when you open the content using the Table of Contents below.

View outstanding changes

Changes and effects yet to be applied to :

s. 31 coming into force by 2025 c. 26 s. 145(5)(a)
s. 32 coming into force by 2025 c. 26 s. 145(5)(a)
s. 59 coming into force by 2025 c. 26 s. 145(5)(b)
s. 110 coming into force by 2025 c. 26 s. 145(5)(c)
s. 114 coming into force by 2025 c. 26 s. 145(5)(d)
s. 115 coming into force by 2025 c. 26 s. 145(5)(d)
s. 116 coming into force by 2025 c. 26 s. 145(5)(d)
s. 117 coming into force by 2025 c. 26 s. 145(5)(d)
s. 118 coming into force by 2025 c. 26 s. 145(5)(d)
s. 119 coming into force by 2025 c. 26 s. 145(5)(d)
s. 120 coming into force by 2025 c. 26 s. 145(5)(d)
s. 121 coming into force by 2025 c. 26 s. 145(5)(d)
s. 122 coming into force by 2025 c. 26 s. 145(5)(d)
s. 123 coming into force by 2025 c. 26 s. 145(5)(d)
s. 124 coming into force by 2025 c. 26 s. 145(5)(d)
s. 125 coming into force by 2025 c. 26 s. 145(5)(d)
s. 126 coming into force by 2025 c. 26 s. 145(5)(d)
s. 127 coming into force by 2025 c. 26 s. 145(5)(d)
s. 128 coming into force by 2025 c. 26 s. 145(5)(d)
s. 129 coming into force by 2025 c. 26 s. 145(5)(d)
s. 130 coming into force by 2025 c. 26 s. 145(5)(d)
s. 131 coming into force by 2025 c. 26 s. 145(5)(d)
s. 132 coming into force by 2025 c. 26 s. 145(5)(d)
s. 133 coming into force by 2025 c. 26 s. 145(5)(d)
s. 134 coming into force by 2025 c. 26 s. 145(5)(d)
s. 135 coming into force by 2025 c. 26 s. 145(5)(d)
s. 136 coming into force by 2025 c. 26 s. 145(5)(d)

Renters’ Rights Act 2025

Part 1Tenancy reform

Chapter 1Assured tenancies

End of certain kinds of assured tenancy

1Assured tenancies to be periodic with rent period not exceeding a month

2Abolition of assured shorthold tenancies

Grounds for possession

3Changes to grounds for possession

4Possession for anti-social behaviour: relevant factors

5Form of notice of proceedings for possession

Rent and other terms

6Statutory procedure for increases of rent

7Challenging amount or increase of rent

8Prohibition of rent in advance after lease entered into (except initial rent)

9Prohibition of rent in advance before lease entered into

10Repayment of rent paid for days after end of tenancy

11Right to request permission to keep a pet

Duties of landlords etc

12Duty of landlord and contractor to give statement of terms etc

13Other duties

14Landlords acting through others

Landlords etc: financial penalties and offences

15Landlords etc: financial penalties and offences

16Financial penalties: procedure, appeals and enforcement

Landlords etc: supplementary

17Duties of landlords etc, penalties and offences: interpretation

18No criminal liability of the Crown under Part 1 of 1988 Act

19Guarantor not liable for rent payable after tenant’s death

Other changes

20Notices to quit by tenants under assured tenancies: timing

21Notices to quit by tenants under assured tenancies: other

22Limitation on obligation to pay removal expenses

23Assured agricultural occupancies: grounds for possession

24Assured agricultural occupancies: opting out etc

25Accommodation for homeless people: duties of local authority

26Tenancy deposit requirements

27Tenant fees

Other amendments

28Liability of tenants under assured tenancies for council tax

29Other amendments

Powers of Secretary of State

30Powers of Secretary of State in connection with Chapter 1

Chapter 2Tenancies that cannot be assured tenancies

31Long tenancies and financial services products

32Accommodation for homeless people or students

Chapter 3Discrimination in the rental market: England

Discrimination and discriminatory terms: children and benefits status

33Discrimination relating to children

34Discrimination relating to benefits status

35Discriminatory terms in a tenancy relating to children or benefits status

36Terms in superior leases relating to children or benefits status

37Terms in mortgages relating to children or benefits status

38Terms in insurance contracts relating to children or benefits status

Discrimination and discriminatory terms: power to protect others

39Power of the Secretary of State to protect others

Discrimination: financial penalties

40Financial penalties for breach of anti-discrimination provisions

Supplementary

41No prohibition on taking income into account

42Interpretation of Chapter 3

Chapter 4Discrimination in the rental market: Wales

Prohibitions of discrimination

43Discrimination relating to children or benefits status: Welsh language

44Discrimination relating to children or benefits status: English language

45Amendment of short title of Renting Homes (Fees etc.) (Wales) Act 2019

Discriminatory terms

46Amendments of Renting Homes (Wales) Act 2016 regarding discrimination

Supplementary

47Power of Welsh Ministers to protect others

48Power of Secretary of State to protect others

49Regulations

Chapter 5Discrimination in the rental market: Scotland

Discrimination and discriminatory terms: children and benefits status

50Discrimination relating to children or benefits status

51Terms in standard securities relating to children or benefits status

52Terms in insurance contracts relating to children or benefits status

Discrimination and discriminatory terms: power to protect others

53Power of Scottish Ministers to protect others

54Power of Secretary of State to protect others

Supplementary

55Interpretation of Chapter 5

Chapter 6Stating the proposed rent and rental bidding

56Requirement to state rent and to avoid rental bidding

57Financial penalties

Chapter 7Miscellaneous

58Penalties for unlawful eviction or harassment of occupier

59Abandoned premises under assured shorthold tenancies

60Remedying of hazards occurring in dwelling-houses in England

61Remedying of hazards occurring in accommodation in England occupied under licence

62Student accommodation that is not an HMO

Part 2Residential landlords

Chapter 1Meaning of “residential landlord”

63Meaning of “residential landlord”

Chapter 2Landlord redress schemes

Landlord redress schemes

64Landlord redress schemes

65Approval and designation of landlord redress schemes

66Financial penalties

67Offences

68Decision under a landlord redress scheme may be made enforceable as if it were a court order

69Landlord redress schemes: no Crown status

Guidance

70Guidance for scheme administrator and local housing authority

Interpretation

71Interpretation of Chapter 2

Related amendments

72Housing activities under social rented sector scheme

73Other amendments connected with landlord redress schemes

74Local Commissioners’ investigation of complaints by persons who are not tenants

Chapter 3The Private Rented Sector Database

The database and the database operator

75The database

76The database operator

Landlord and dwelling entries

77Making entries in the database

78Requirement to keep active entries up-to-date

79Circumstances in which active entries become inactive and vice versa

80Verification, correction and removal of entries

81Fees for landlord and dwelling entries

Marketing, advertising and letting

82Restrictions on marketing, advertising and letting dwellings

Entries relating to banning orders, offences, financial penalties, etc.

83Entries relating to banning orders, offences, financial penalties, etc.

Further duties of database operator

84Allocation of unique identifiers

85Other duties

Access to and use of information in database

86Access to the database

87Disclosure by database operator etc

88Use of information from the database

Removal of entries

89Removal of entries from database

Enforcement

90Restriction on gaining possession

91Financial penalties

92Offences

Final provisions

93Power to direct database operator and local housing authorities

94Entries under section 83: minor and consequential amendments

95Different provision for different purposes: joint landlords

96Interpretation of Chapter 3

Chapter 4Part 2: supplementary provision

97Financial assistance by Secretary of State

98Rent repayment orders for offences under the Housing Act 1988 and sections 67 and 92 of this Act

99Interpretation of Part 2

Part 3Decent homes standard

100Decent homes standard

101The standard of MOD accommodation

Part 4Enforcement

Chapter 1Sanctions

102Financial penalties

103Rent repayment orders: liability of landlords and superior landlords

104Rent repayment orders: liability of directors etc

105Unlicensed HMOs and houses: offences

106Service of improvement notices on landlords and licensors

Chapter 2Enforcement authorities

107Enforcement by local housing authorities: general duty

108Enforcement by local housing authorities: duty to notify

109Enforcement by county councils: duty to notify

110Duty to report

111Lead enforcement authority

112General duties and powers of lead enforcement authority

113Enforcement by the lead enforcement authority

Chapter 3Investigatory powers

Investigatory powers under this Act

114Power of local housing authority to require information from relevant person

115Power of local housing authority to require information from any person

116Enforcement of power to require information from any person

117Limitation on use of information provided under section 115

118Business premises: entry without warrant

119Duties where occupiers are on business premises entered without warrant

120Business premises: warrant authorising entry

121Business premises: entry under warrant

122Power to require production of documents following entry

123Power to seize documents following entry

124Access to seized documents

125Appeal against detention of documents

126Suspected residential tenancy: entry without warrant

127Duties where occupiers are on residential premises entered without warrant

128Suspected residential tenancy: warrant authorising entry

129Suspected residential tenancy: entry under warrant

130Powers of accompanying persons

131Offences

132Investigatory powers: interpretation

Amendments

133Additional powers of seizure under Criminal Justice and Police Act 2001

134Use by local housing authority of certain information

135Investigatory powers under the Housing Act 2004

136Client money protection schemes: investigatory powers of local authorities

Part 5General

137Interpretation

138Crown application

139Application to Parliament

140Regulations

141Power of Welsh Ministers to make consequential provision

142Power of Scottish Ministers to make consequential provision

143Power of Secretary of State to make consequential provision

144Extent

145Commencement

146Existing assured tenancies to continue as section 4A assured tenancies

147Fixed term assured tenancy and statutory periodic tenancy to be treated as single assured tenancy

148Transitional provision

149Short title

Schedules

Schedule 1Changes to grounds for possession

1Introductory

2Amendments of Ground 1: occupation by landlord or family

3New ground for sale of dwelling-house

4New ground for possession after rent-to-buy agreement

5Amendments of Ground 2: sale by mortgagee

6New ground for possession when superior lease ends

7New grounds for possession in cases where there is a superior lease

8Repeal of Ground 3: holiday accommodation

9Amendments of Ground 4: student accommodation

10New ground for possession of student accommodation for occupation by students

11Amendment of Ground 5: ministers of religion

12New ground for possession for occupation by agricultural worker

13New ground for possession for occupation by person who meets employment requirements

14Ground 16 to be renumbered as Ground 5C and to be a mandatory ground for possession

15New ground for possession for end of employment requirements

16New ground for possession for occupation as supported accommodation

17New grounds for possession of dwelling-house occupied as supported accommodation

18New ground for possession for tenancy granted for homelessness duty

19New ground for possession of stepping stone accommodation

20Amendments of Ground 6: redevelopment

21New ground for possession of alternative accommodation provided during redevelopment

22New ground for possession to allow compliance with enforcement action

23Amendments of Ground 7: death of tenant

24Amendments of Ground 8: rent arrears

25Power to amend Schedule 2 and new interpretation provisions

Schedule 2Amendments relating to Chapter 1 of Part 1

1Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951

2In section 16 (protection of tenure of certain rented premises…

3In section 17 (provision supplementary to section 16 of that…

4In section 18 (protection of tenure under a licence or…

5In section 19 (limitation of application of Housing Act 1988…

6In section 20 (modifications) as it applies otherwise than to…

7In section 23 (interpretation) omit the definitions of “fixed term…

8Greater London Council (General Powers) Act 1973

9Housing Act 1985

10In section 81ZA (grant of secure tenancies in cases of…

11In section 81B (cases where old-style English secure tenancies may…

12In section 82A (demotion because of anti-social behaviour)—

13In section 171B (extent of preserved right), omit subsection (1A)….

14In section 553 (effect of repurchase on certain existing tenancies…

15In section 554 (grant of tenancy to former owner-occupier), in…

16In Part 4 of Schedule 2 (grounds for possession: secure…

17In Schedule 3 (grounds for withholding consent to assignment by…

18Landlord and Tenant Act 1985

19Agricultural Holdings Act 1986

20Housing Act 1988

21In section 1 (assured tenancies), in subsection (5), omit “(and…

22In section 1A (application of Chapters 1, 2 and 3…

23In section 5 (security of tenure)— (a) in subsection (1)—…

24Omit section 6.

25In section 9 (extended discretion of court in possession claims),…

26In section 10A (power to order transfer of tenancy in…

27In section 15 (limited prohibition on assignment etc. without consent),…

28In section 17 (succession to assured tenancy)—

29In section 18 (provisions as to reversions on assured tenancies)—…

30In section 34 (restrictions on new protected tenancies and agricultural…

31In section 37 (no further assured tenancies under Housing Act…

32(1) Section 39 (statutory tenants: succession) is amended as follows….

33In section 41 (rent assessment committees: procedure and information powers),…

34In section 41A (amounts attributable to services) omit “or 22”….

35In section 45 (interpretation of Part 1)—

36In Schedule 2 (grounds for possession)— (a) in Part 3,…

37In Schedule 4 (statutory tenants: succession), in Part 3, omit…

38Local Government and Housing Act 1989

39In Schedule 10 (security of tenure on ending of long…

40In Schedule 11 (minor and consequential amendments), omit paragraphs 103…

41Housing Act 1996

42In section 64 omit the entry for “assured shorthold tenancy”….

43Omit sections 96 to 100.

44In section 124 (introductory tenancies), in subsection (2)(b), omit “,…

45In section 125 (duration of introductory tenancy)—

46In section 143 (index of defined expressions) omit “and assured…

47In section 143C (change of landlord), in subsection (3), omit…

48In section 175 (homelessness and threatened homelessness), in subsection (5)—…

49In section 188 (interim duty to accommodate in case of…

50In section 193A(4) (consequences of refusal of final accommodation offer…

51In section 195 (duties in cases of threatened homelessness), in…

52In section 209 (discharge of interim duties: arrangements with private…

53In section 218 (index of defined expressions: Part 7), in…

54In section 230 (minor definitions: general), in the first definition,…

55Omit Schedule 7.

56Capital Allowances Act 2001

57Police Reform Act 2002

58Homelessness Act 2002

59Finance Act 2003

60Anti-social Behaviour Act 2003

61Housing Act 2004

62Omit section 75.

63Omit section 98.

64In section 116 (general effect of final management orders), in…

65In section 136 (making of final EDMOs), in subsection (5),…

66In Schedule 7 (general effect of final EDMOs), in paragraph…

67Housing and Regeneration Act 2008

68In section 180 (right to acquire)— (a) in subsection (2)(a),…

69In Schedule 11 (possession orders relating to certain tenancies), in…

70Regulatory Enforcement and Sanctions Act 2008

71Charities Act 2011

72Localism Act 2011

73Deregulation Act 2015

74Immigration Act 2016

75Renting Homes (Wales) Act 2016 (anaw 1)

76Homelessness Reduction Act 2017

Schedule 3Amendments connected with landlord redress schemes

1Local Government Act 1974

2(1) Section 33 (consultation between Local Commissioner and other Commissioners…

3(1) Section 33ZA (collaborative working between Local Commissioners and others)…

4In section 33ZB (arrangements for provision of administrative and other…

5In section 34 (interpretation), in subsection (1), at the appropriate…

6Housing Act 1996

7Government of Wales Act 1998

8Public Services Ombudsman (Wales) Act 2005

9Localism Act 2011

10Building Safety Act 2022

11In Schedule 3 (cooperation and information sharing), in paragraph 3,…

12In Schedule 10 (amendments in connection with new homes ombudsman),…

13Leasehold and Freehold Reform Act 2024

Schedule 4Decent homes standard

Part 1Amendments of Housing Act 2004

1The Housing Act 2004 is amended as follows.

2(1) Section 1 (new system for assessing housing conditions and…

3(1) Section 4 (inspections by local housing authorities) is amended…

4(1) Section 5 (general duty to take enforcement action) is…

5In the heading to section 6 (how duty under section…

6After section 6 insert— Financial penalties relating to category 1…

7(1) Section 7 (powers to take enforcement action) is amended…

8In section 8 (reasons for decision to take enforcement action),…

9(1) Section 9 (guidance about inspections and enforcement action) is…

10In the heading of Chapter 2 of Part 1 (improvement…

11(1) Section 11 (improvement notices relating to category 1 hazards:…

12(1) Section 12 (improvement notices relating to category 2 hazards:…

13(1) Section 13 (contents of improvement notices) is amended as…

14In section 16(3) (revocation and variation of improvement notices)—

15(1) Section 19 (change in person liable to comply with…

16(1) In section 20 (prohibition orders relating to category 1…

17(1) Section 21 (prohibition orders relating to category 2 hazards:…

18(1) Section 22 (contents of prohibition orders) is amended as…

19(1) Section 25 (revocation and variation of prohibition orders) is…

20In the italic heading before section 28, omit “Hazard”.

21(1) Section 28 (hazard awareness notices relating to category 1…

22(1) Section 29 (hazard awareness notices relating to category 2…

23(1) Section 30 (offence of failing to comply with improvement…

24In section 32 (offence of failing to comply with prohibition…

25In section 35 (power of court to order occupier or…

26(1) Section 40 (emergency remedial action) is amended as follows….

27In section 41 (notice of emergency remedial action), in subsection…

28In section 43 (emergency prohibition orders), for subsection (1) substitute—…

29In section 44 (contents of emergency prohibition orders), in subsection…

30In section 49 (power to charge for certain enforcement action)—…

31In section 50 (recovery of charge under section 49), in…

32In section 54 (index of defined expressions: Part 1)—

33(1) Section 250 (orders and regulations) is amended as follows….

34Before Schedule 1 insert— Schedule A1 Procedure and appeals relating…

35(1) Schedule 1 (procedure and appeals relating to improvement notices)…

36(1) Schedule 2 (procedure and appeals relating to prohibition orders)…

37(1) Schedule 3 (improvement notices: enforcement action by local housing…

Part 2Amendments of other Acts

38Land Compensation Act 1973

39Housing Act 1985

40Housing and Regeneration Act 2008

41Housing and Planning Act 2016

42Tenant Fees Act 2019

Schedule 5Financial penalties

1Notice of intent

2(1) The notice of intent must be given before the…

3The notice of intent must set out—

4Right to make representations

5Final notice

6If the local housing authority decides to impose a financial…

7The final notice must require the penalty to be paid…

8The final notice must set out— (a) the date on…

9Withdrawal or amendment of notice

10Appeals

11Recovery of financial penalty

12Proceeds of financial penalties

13Any proceeds of a financial penalty imposed under section 40,…

14(1) In paragraph 12, enforcement functions “in relation to the…

Schedule 6Transitional provision

Part 1Application of Chapter 1 of Part 1 to existing tenancies

1Tenancies which become periodic on the commencement date

2Section 1: start of deemed rent period for existing tenancies

3Section 2: claim form for section 21 possession proceedings already requested

4Section 2: claim form for section 21 possession proceedings not already requested

5Section 3(2)(g): saving of section 7(7) in relation to tenancies where fixed term ends before commencement date

6Section 6: no effect on rent increases before commencement date

7Sections 12, 13 and 15: provision of information in writing

8Section 15: no liability in respect of conduct before commencement date

9Section 20: no effect on notice to quit given before commencement date

10Section 24: existing opt-out notices for assured agricultural occupancies

11Section 26: tenancy deposits

12Section 27: tenant fees

13Schedule 1: student accommodation ground

14Schedule 1: stepping stone accommodation ground

15Schedule 1: redevelopment ground

16Claim form for section 8 possession proceedings already requested

17Claim form for section 8 possession proceedings not already requested

18Interpretation

Part 2Existing instruments which permit or require letting etc

19Key definitions

20Saving for existing powers to vary

21Relevant pre-application instruments that permit letting on tenancies that are no longer possible

22Relevant pre-application instruments that permit letting on tenancies that continue to be possible

23Relevant pre-application instruments that require letting on tenancies that are no longer possible

24Relevant pre-application instruments that require letting on tenancies that continue to be possible

25Pre-commencement s.106 obligations with provision relating to letting on terms that are no longer possible

26Pre-commencement s.106 obligations with provision relating to letting on terms that continue to be possible

27Requirements under the Community Infrastructure Regulations 2010

28Leases which cannot be returned at end of term free of sub-lease

29Application to agreements etc relating to leases, mortgage arrangements or contracts of insurance

30Application to sub-letting

31Application in certain circumstances

32Power to disapply or modify this Part

33Meaning of “permitting” letting

34Interpretation

Royal arms

Renters’ Rights Act 2025

2025 CHAPTER 26

An Act to make provision changing the law about rented homes, including provision abolishing fixed term assured tenancies and assured shorthold tenancies; imposing obligations on landlords and others in relation to rented homes and temporary and supported accommodation; and for connected purposes.

[27th October 2025]

Be it enacted by the King’s most Excellent Majesty, by and with the advice and consent of the Lords Spiritual and Temporal, and Commons, in this present Parliament assembled, and by the authority of the same, as follows:—