The Renters’ Reform Act: What Landlords Need to Know Now

The Renters’ Reform Bill has been making waves in the property market for a few years, and now it’s officially law. Having received Royal Assent on 27th October 2025, the new legislation is set to shake up the private rental sector in England, with major changes affecting both landlords and tenants.

If you're a landlord or selling a tenanted property, it’s crucial to understand what’s coming and how to prepare—even though not all measures are in force just yet.

What Is the Renters’ Reform Bill?

The Renters (Reform) Act 2025 is designed to improve tenants’ rights and bring significant changes to how rental properties are managed. Key changes include:

• Abolition of Section 21 'no-fault' evictions - meaning landlords will need valid grounds to end a tenancy.
• Reformed Section 8 eviction process - to make it easier for landlords to regain possession for reasons like rent arrears or needing to sell.
  Introduction of a ‘Decent Homes Standard’ - minimum property standards will now apply to privately rented homes.
  A new Property Ombudsman - offering tenants access to an independent complaints service.
• Changes to fixed-term tenancies - moving toward open-ended periodic tenancies.
• A cap on advance rent payments - typically limited to one month’s rent in advance.
• Stronger penalties for non-compliance - fines of up to £40,000 for serious breaches.

What Happens Next?

Although the Renters (Reform) Act 2025 has now passed into law, not all provisions are active yet. The legislation will be rolled out in stages. The first official changes take effect from 27 December 2025, when Local Housing Authorities will gain stronger enforcement powers. These new powers include the ability to:

• Investigate landlords and letting agents for breaches of housing law
• Take action against illegal evictions or harassment
• Intervene where properties fall below acceptable standards
• Enforce against non-compliance with safety and licensing regulations

This is just the first step. Other parts of the Act, including tenancy reform, Section 21 abolition, and new property standards, will follow, but the government has yet to confirm specific commencement dates or supporting regulations. Landlords are advised to begin reviewing their property standards and compliance procedures now, so they’re not caught off-guard as more sections of the law come into force in 2026.

How Will This Affect Landlords and Sellers?

• Ending tenancies will be more regulated. You’ll need a valid reason under Section 8 to regain possession, particularly important if you intend to sell or move back into the property, because restrictions will apply, eg. if you evict a tenant to sell but don’t manage to sell, you cannot re-let for 12 months without breaching the Act.
• Property condition will come under scrutiny. Start planning for upgrades if your property might not meet the new Decent Homes Standard, best advice is to think “if I was living here would I want an upgrade?”
• Increased tenant support means landlords may face more formal complaints via the new Ombudsman.
• Advance rent restrictions may impact your cash flow planning, moving forward only a maximum of one months rent can be taken in advance, once the tenancy is signed.
• Landlords will be unable to discriminate against tenants claiming benefits, or those with pets or young children.

What Should Landlords Do Now?

• Review your tenancy agreements to ensure they align with future requirements.
• Inspect your property condition - a proactive approach now can help avoid costs later.
• Plan ahead if selling - exiting with a sitting tenant may become more complex.
• Understand the financial impact - from rent caps to potential fines.
• Stay up to date - government updates and implementation timelines will be key.

The rental landscape is changing, but landlords who plan ahead will be in a strong position to adapt and thrive.

Image is from a property for rent October 2025. A stunning bright two-bedroom apartment conveniently located in the heart of Shepherd's Bush.For more details see here.