Renters’ Rights Act: What Landlords Need to Do Now

The Renters’ Rights Act 2025 comes into force on 1st May, and while most landlords are aware of the headline changes, many are still unclear on what they actually need to do before then.

The detail is where the risk sits. From issuing the correct written statement to understanding how rent increases and possession will work going forward, there are a few key areas that need to be handled properly.

This article looks at what to deal with now, so you are not trying to fix problems after the rules have already changed.

What’s Changing (Brief Outline)

The Act introduces:

• The end of Section 21 ‘no fault’ evictions and moves to updated possession grounds using Section 8 Notices
• All Assured Shorthold Tenancies moving to periodic APTs [Assured Periodic Tenancies] from 1st May
• Stronger rules around rent increases using the Section 13 Form 4A procedure annually
• Much greater emphasis on compliance, non-discriminaton and clear documentation

If you want a full breakdown of the Act, see our earlier Renters’ Rights Act article

1. Prepare for Existing Tenancies to Convert to Periodic

When the Act comes into force, existing tenancies will automatically convert into assured periodic tenancies without the need to reissue any tenancy agreements.

However, you do need to act! Landlords will be mandated to provide all tenants currently on ASTs with a written statement containing prescribed information, confirming the updated terms under the new system. This is a legal requirement and failure to provide this in time can result in a financial penalty of £7,000.

What this means in practice:

• Your current agreement continues, but under the new rules
• You must issue the correct written statement to the tenant in line with government guidance
• Your old agreement alone will not be enough for compliance

Action:

• Confirm what the prescribed written statement must include
• Prepare to issue this to all existing tenants on Housing Act 2004 tenancies [ASTs] by 31 May 2026, or you could be fined up to £7,000.
• Keep clear records of when and how it was served

Missing this step could leave you non-compliant from day one.

2. Get Ahead of Rent Levels Before Restrictions Tighten

Under the new rules, rent increases will follow a stricter process and landlords will not be able to rely on informal agreements or renewal negotiations.

Instead:

• Rent increases must follow a formal notice process, in line with local market rental prices
• Tenants will have the right to challenge increases via a Fair Rent Tribunal process
• Increases will be limited in frequency to once per annum only

What this means:

If your rent is currently below market value, it may be harder to correct this later.

Action:

• Review your current rent against local market levels for similar properties
• Consider making any necessary adjustments before the new rules apply
• Ensure any increase is properly documented

3. Understand How You Will Regain Possession

With Section 21 removed, possession will only be possible using specific legal grounds.

These include:

• Selling the property
• Moving back into your property
• Tenant in breach of tenancy (rent arrears, anti-social behaviour etc)

Each ground will require:

• A valid reason
• Supporting evidence
• Correct notice procedures

What this means:

You will need to be more organised and more evidence-led.

Action:

• Identify which possession grounds may apply to your situation
• Understand the notice periods and restrictions for each ground
• Ensure you can evidence your reason if required

NB. If you have served a Section 21 notice on your tenant prior to 1st May, court proceedings must be initiated by 31st July latest [within the statutory 6-month allowance] or it will be invalidated and you will need to revert to the new Section 8 notice method to terminate your tenancy.

4. Get Your Documentation in Order

Compliance will rely heavily on your record-keeping, so ensure that ‘chats or phone calls’ are also documented and, wherever possible, communicate in writing and keep a paper-trail.

If there is a dispute, your paperwork will determine the outcome.

You should have:

• A clear tenancy record for each property
• Rent payment history
• Written communication with tenants
• Property inspection reports

What this means:

Gaps in documentation could weaken your position.

Action:

• Audit your current files
• Fill in any missing records now
• Set up a simple system to keep everything updated
• Change any ‘non-formal’ communication methods going forward

5. Strengthen Your Tenant Referencing

With fewer routes to regain possession, prevention becomes more important.

A strong start reduces risk later.

Your referencing process should include:

• Affordability checks
• Employment verification
• Credit history
• Previous landlord feedback

Action:

• Review your current referencing process
• Make sure it is consistent and thorough
• Consider taking out a rent guarantee insurance policy to cover any eventualities

You can read about our tenant referencing process here.

6. Be Ready for Higher Management Standards

The Renters Rights Act 2025 raises expectations around how rental properties are managed.

This includes:

• Responding to repairs promptly and efficiently
• Keeping clear communication records
• Maintaining safe and compliant properties at all times

What this means:

Delays or poor communication may lead to complaints or escalation.

Action:

• Put a clear system in place for maintenance and tenant contact
• Keep written records of all actions taken

Common Mistakes to Avoid

As the legislation approaches, landlords are most likely to:

• Assume existing agreements require no action
• Miss the requirement to issue the written statement
• Leave rent reviews too late
• Rely on outdated possession assumptions
• Keep incomplete or inconsistent records

Avoiding these will put you in a much stronger position if anything goes wrong with the tenancy.

Checklist: What to Do Now

• Prepare to issue the prescribed written statement
• Review your current rent level before restrictions apply
• Understand the new valid possession grounds and rules for each
• Audit and organise your documentation
• Strengthen your tenant referencing process
• Set up a clear management system

Our Final Thought

The biggest risk with the Renters’ Rights Act is not the legislation itself, but lack of preparation, so landlords who act early will stay in control and avoid unnecessary issues. Those who delay or think ‘it doesn’t apply to me’ may find themselves restricted, exposed, unable to act when they need to, or facing hefty penalties.

If you want support with compliant documentation, tenant referencing, and managing your tenancy records, platforms like Emoov can help you stay organised and compliant without giving up control.