Key Takeaways
- Section 21 no-fault evictions have been abolished. Landlords must now use specific legal grounds under Section 8 to regain possession of their property.
- All tenancies are now periodic, meaning fixed term agreements no longer end automatically and landlords cannot rely on a lease end date to ask a tenant to leave.
- Rent increases must follow a formal written notice process with a minimum of two months notice. Verbal or informal agreements no longer hold up legally.
- Tenants have a legal right to request a pet, and landlords cannot refuse without a reasonable, documented reason.
If you have spent the last year hearing about the Renters Rights Act and waiting to see what it would actually mean in practice, that wait is over. The Act is now in force, and for landlords managing residential lets in the UK, the way tenancies work has changed in several important ways.
The good news is that if you already treat your tenants fairly and run your property professionally, the day-to-day impact may be smaller than the headlines suggest. But there are specific changes you need to understand and a few things you should do now to make sure you are on the right side of the new rules.
What Has Actually Changed and When Did It Come Into Force?
The Renters Rights Act completed its passage through Parliament and came into force in 2025, replacing the much-discussed Renters Reform Bill that stalled in the previous parliamentary term. The Act applies to all residential tenancies in England and affects both existing and new agreements.
The legislation did not appear from nowhere. Calls to reform the private rented sector had been building for years, driven by concerns about no-fault evictions, inconsistent standards, and a lack of security for long-term tenants. The result is a set of rules designed to give tenants more stability while still protecting a landlord’s legitimate right to manage their property.
It is worth being clear: the Act does not make it impossible to be a landlord or to ask a tenant to leave when you have genuine reason to do so. What it does is require you to follow the proper process. According to GOV.UK, the Act also introduces a new Private Rented Sector Database that landlords will be required to register with . This is something worth checking if you have not done so already. The National Residential Landlords Association has published detailed guidance to help landlords understand every element of the new framework, and it is well worth a read.
If you manage your rental properties through an experienced lettings agent, many of these changes will already be handled for you. If you self-manage, the responsibility for compliance sits firmly with you.
Section 21 Is Gone — So How Do You Get Your Property Back?
For many landlords, the abolition of Section 21 is the change that has caused the most anxiety and understandably so. Section 21 was the route that allowed landlords to end a tenancy without giving a specific reason, provided the correct notice period was served. That option no longer exists.
What you have instead is Section 8, which requires you to serve notice on the basis of one or more specific legal grounds. These grounds cover situations that most fair-minded landlords would consider entirely reasonable: significant rent arrears, breach of tenancy terms, antisocial behaviour, wanting to sell the property, wanting to move back in yourself, or needing to carry out substantial works.
The process takes longer than Section 21 did in straightforward cases, and if a tenant disputes the notice you may end up at a tribunal. This is not new, contested cases have always required court involvement, but it does mean that keeping clear records, written communications, and up-to-date tenancy documents is more important now than ever before.
If you want to sell or redevelop your property, you can still do so. You will just need to serve notice on the correct ground, give the required notice period, and be prepared to evidence your intentions if challenged.
Periodic Tenancies: What They Actually Mean Day to Day
Under the Renters Rights Act, all tenancies are now periodic from the outset. In simple terms, there is no fixed term that expires. A tenancy rolls on from month to month until either the landlord or the tenant ends it through the correct process.
If you have been managing properties for a while, you will know that periodic tenancies are not entirely new. Many tenancies already rolled this way after an initial fixed term ended. What has changed is that you can no longer use the end of a fixed term as a natural exit point. There is no moment at which the tenancy simply concludes on its own.
For landlords with good, settled tenants, this changes very little in practice. The relationship continues as it always did. Where it matters is in planning. If you have a view on what you want to do with a property in two or three years like sell it, carry out significant works, or move a family member in then you need to factor in the notice process rather than counting down to a lease end date.
Rent Increases, Pets, and the Practical Details Landlords Ask About Most
Two further changes in the Act tend to generate the most questions from landlords, so it is worth going through both clearly.
On rent increases: you can still raise the rent, but you must do it properly. The Act requires a minimum of two months written notice using a prescribed form. Tenants have the right to challenge a proposed increase at a First-tier Tribunal if they believe it is above the market rate for comparable properties in the area. In practice, if your proposed increase is reasonable and reflects local rents, it is unlikely to be challenged but you need the paperwork in place regardless.
On pets: tenants now have the legal right to make a written request to keep a pet in the property, and you cannot refuse that request without a reasonable and documented reason. Genuine reasons do exist for certain lease restrictions, or properties that are genuinely unsuitable but a blanket no pets policy is no longer sufficient on its own. The practical protection available to you is the option to require the tenant to take out pet damage insurance as a condition of approval, which covers you against any damage caused.
What You Should Actually Do Right Now
The single most useful thing you can do today is review your current tenancy agreements against the new requirements. If your agreements were drafted several years ago, they may reference Section 21 rights or fixed term mechanics that no longer apply. Using outdated paperwork creates unnecessary legal risk and a weaker position in any dispute.
Beyond the paperwork, make sure you understand which Section 8 grounds would apply in your most likely scenarios, wanting to sell, dealing with arrears, or reclaiming the property for personal use. Knowing the process before you need it means you are not scrambling at a stressful moment.
Keep written records of everything that matters: rent payment history, inspection visits, any communications about repairs or complaints, and every rent increase notice. If a dispute ever reaches a tribunal, your documentation is your strongest asset.
If you are not already working with a letting agent who understands the new rules inside out, now is a sensible time to consider it. The Yeti Homes letting services team handles compliance, tenancy management, and the day-to-day administration that has become considerably more important under the Renters Rights Act and we have been helping landlords navigate exactly these kinds of transitions.
Frequently Asked Questions
1. Can I still ask a tenant to leave when their fixed term ends?
A. No. All tenancies are now periodic, so they do not end when a fixed term expires. You must serve a valid Section 8 notice on one of the recognised legal grounds to regain possession.
2. What are the main Section 8 grounds I can rely on as a landlord?
A. Key grounds include significant rent arrears, breach of tenancy terms, antisocial behaviour, wanting to sell, or moving back in yourself. Speak with a letting agent or solicitor before serving notice to make sure you are using the right ground.
3. Does the Renters Rights Act apply to my existing tenancies, or only new ones?
A. Yes, it applies to all assured and assured shorthold tenancies in England, including existing ones. Update your agreements and processes now, even if your tenancy predates the Act.
4. What happens if a tenant asks to keep a pet and I want to say no?
A. You can refuse, but only with a reasonable documented reason — blanket no pet policies no longer hold up on their own. If you agree, you can require the tenant to take out pet damage insurance as a condition.
5. How much notice do I need to give before increasing the rent?
A. A minimum of two months written notice is required using the prescribed form. Tenants can challenge the increase at a First-tier Tribunal if they believe it exceeds the local market rate.
