New letting legislation: what the Renters’ Rights Act means for landlords and tenants

The private rental sector is going through one of its biggest changes in a generation. The Renters’ Rights Act 2025 has now become law in England, bringing new rules for landlords, letting agents and tenants.

For landlords, this means it is more important than ever to stay informed, keep paperwork up to date and make sure properties are managed correctly. For tenants, the changes are designed to provide greater security, clearer rights and improved standards across the rental market.

At Home and Manor, we know that legislation can feel complicated, especially when headlines focus on the most dramatic parts of the reform. The key message is simple: good landlords who are organised, proactive and professional can continue to thrive, while tenants benefit from a clearer and more transparent rental system.

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. The main tenancy reforms came into effect from 1 May 2026, changing how private rented homes are let and managed in England.

The reforms affect assured and assured shorthold tenancies in the private rented sector. The aim is to give tenants more security while creating a clearer framework for responsible landlords.

Section 21 “no-fault” evictions have ended

One of the biggest changes is the abolition of Section 21 “no-fault” evictions. This means landlords can no longer end a tenancy without giving a specific legal reason.

Instead, landlords need to use the appropriate legal grounds if they need to regain possession of their property. This could include situations such as selling the property, moving back in, rent arrears or serious breach of tenancy.

For responsible landlords, this makes good record-keeping, clear communication and professional management even more important.

Tenancies are now periodic

The new legislation also changes the structure of private tenancies. Fixed-term assured shorthold tenancies have been replaced by a new system of periodic tenancies.

This means tenants are not locked into a fixed term in the same way as before, and tenancies continue on a rolling basis. The change is intended to give tenants more flexibility and reduce uncertainty around what happens at the end of a fixed-term agreement.

For landlords, it means tenancy agreements, processes and expectations need to be aligned with the new rules.

Rent increases are changing

The Act also introduces changes to how rent increases are handled. Rent can generally only be increased once per year, using the correct process, and tenants have the right to challenge increases they believe are above market level through a tribunal.

This does not mean rents cannot rise, but it does mean increases need to be handled fairly, transparently and in line with the legislation.

For landlords, good market evidence is vital. Understanding comparable rental values locally will help ensure rent reviews are realistic and properly supported.

The new Information Sheet requirement

Another important requirement is the new Renters’ Rights Act Information Sheet. Government guidance says landlords, or their managing agents, need to provide the official Information Sheet to existing tenants by 31 May 2026.

This document explains how the new rules affect tenants and their tenancy agreement.

Landlords do not usually need to issue a completely new tenancy agreement if there was already a written record of the terms before 1 May 2026, but they do need to provide the Information Sheet by the deadline.

Stronger enforcement powers

The legislation also gives local housing authorities stronger investigatory and enforcement powers. Propertymark notes that new council enforcement powers began from 27 December 2025, allowing councils to request information, seize documents and enter business premises in certain circumstances when investigating possible breaches.

This reinforces the importance of compliance. Landlords should make sure documents are organised, safety certificates are current and management processes are robust.

What should landlords do now?

For landlords, the best approach is to be proactive rather than reactive.

Useful steps include:

• Review tenancy paperwork and management processes
• Make sure tenants receive the required Information Sheet
• Check safety certificates and compliance documents
• Keep accurate records of communication, payments and maintenance
• Review rent levels against current local market evidence
• Understand the new possession grounds before taking action
• Take professional advice before serving notices or changing tenancy terms

The new rules may feel like a big shift, but many of the principles are familiar: clear communication, proper documentation, well-maintained homes and fair treatment.

What does this mean for tenants?

For tenants, the legislation is designed to make renting more secure and transparent.

The end of Section 21 means tenants have stronger protection against being asked to leave without a reason. Periodic tenancies offer more flexibility, and the new rules around rent increases give tenants a clearer route to challenge rises they feel are unreasonable.

However, tenants still have responsibilities. Rent must be paid, the property must be looked after, and tenancy terms must be followed.

A good rental relationship works best when both landlord and tenant understand their rights and responsibilities.

Why professional management matters

With more regulation in the lettings sector, professional management is becoming increasingly valuable.

For landlords, working with an experienced letting agent can help reduce risk, protect their investment and keep them on top of changing legal requirements. It can also save time, particularly where landlords have busy lives, multiple properties or limited experience of the new rules.

For tenants, a professionally managed property can offer reassurance that repairs, paperwork, inspections and communication are being handled properly.

At Home and Manor, our role is to help landlords and tenants navigate the rental process clearly and confidently.

A positive step for well-managed homes

Although new legislation can feel daunting, it also creates an opportunity. Landlords who provide good-quality homes, communicate well and keep their paperwork in order are well placed for the future rental market.

Demand for rental homes remains strong, and many tenants are looking for properties that are well maintained, fairly managed and professionally presented.

The Renters’ Rights Act places more emphasis on doing things properly. For responsible landlords, that can be a positive point of difference.

Thinking about letting your property?

Whether you are an experienced landlord, considering your first buy-to-let investment or simply want to understand how the new rules affect your property, Home and Manor can help.

Our team can advise on lettings, property management, rental valuations and compliance, helping you stay informed and confident in a changing market.

Contact Home and Manor today for friendly, professional lettings advice and an up-to-date rental valuation.