Buy-to-let property: navigating the legalities of the Renters’ Rights Act 2025
The Renters’ Rights Act 2025 (the “Act”), formerly known as the Renters’ Reform Bill, represents one of the most significant changes to England’s private rental sector in decades. Designed to improve security, fairness, and housing standards for tenants, the Act also introduces new legal obligations and risks for landlords.
What’s changing?
The Act abolishes Section 21 “no-fault” evictions, introduces a new regime of periodic tenancies, and strengthens tenant protections around rent increases, repairs, and discrimination. It also establishes new regulatory bodies and enforces the Decent Homes Standard across the private sector.
While these reforms aim to rebalance landlord and tenant relationships, they raise practical and legal challenges—particularly around possession proceedings, tenancy transitions, and property sales.
Key legal changes under the Act
1. Abolition of Section 21 ‘no-fault’ evictions
- Landlords must now rely on specific legal grounds to regain possession.
- All new tenancies will be periodic, while existing fixed-term tenancies will convert upon renewal.
- Possession requires court proceedings under Section 8, increasing complexity and the potential for delays.
2. Revised grounds for possession
- New grounds have been introduced for landlords wishing to sell or occupy the property.
- Tenants benefit from a four-month protected period at the start of a tenancy.
- Notice periods vary by ground, extending up to four months.
3. Rent regulation and tribunal oversight
- Rent increases limited to once per year through a prescribed process.
- Tenants may challenge excessive increases through an independent tribunal.
- Rental bidding is prohibited; landlords must adhere to advertised rent.
4. Decent homes standard and ‘Awaab’s Law’
- Private rentals must meet minimum safety and quality standards.
- Landlords face strict timelines for addressing hazards such as mould and damp.
- Non-compliance may result in fines up to £40,000 or criminal prosecution.
5. Mandatory landlord database and ombudsman scheme
- Registration is required to use certain possession grounds.
- Tenants gain access to a free, impartial dispute resolution service.
- Local authorities receive expanded enforcement powers.
6. Anti-discrimination measures
- Landlords cannot refuse tenants based on benefits status or family composition.
- Pet requests must be reasonably considered; landlords must respond within 42 days and may require pet insurance.
Implementation timeline
The Act received Royal Assent on 27 October 2025. Implementation will be phased throughout 2026, with secondary legislation and guidance to follow.
How we can help
The Renters’ Rights Act introduces a number of legal and operational challenges for landlords, tenants and letting agents. As specialists in dispute resolution and residential conveyancing, Moore SGD Law provides practical support to help clients navigate the new framework.
Property litigation services
- Representation in possession proceedings under revised Section 8 grounds.
- Tribunal support for rent disputes.
- Compliance advice on the Decent Homes Standard and Awaab’s Law.
- Dispute resolution through the Ombudsman and alternative mechanisms.
Residential conveyancing services
- Managing the sale of rental properties under the new regime
- Reviewing tenancy agreements to reflect periodic tenancy rules.
- Assistance with landlord registration and PRS database compliance.
- Due diligence for buyers acquiring tenanted property.
Support for landlords
The Act introduces new responsibilities and tighter rules on regaining possession. We help landlords:
- Apply revised Section 8 grounds effectively.
- Navigate rent increases and tribunal challenges.
- Manage property sales with tenants in situ.
- Comply with housing standards and repair obligations.
- Resolve disputes through negotiation or litigation.
Support for tenants
While the Act strengthens tenant protections, enforcing those rights can still be complex. We provide:
- Advice on tenancy rights and protections.
- Support with eviction challenges and rent disputes.
- Assistance with discrimination claims.
- Advice on pet requests and refusals.
- Legal action relating to housing standard breaches.
Support for letting agents
Letting agents play an important role in implementing the new framework. We assist with:
- Training on tenancy rules and possession procedures.
- Drafting compliant tenancy agreements and notices.
- Rent review guidance and tribunal preparation.
- Anti-discrimination compliance.
- Legal support for client queries and disputes.
Speak to our real estate specialists
The changes introduced by the Renters’ Rights Act mean landlords and investors should review their position carefully.
If you own buy-to-let property, now may be the right time to reassess your strategy and seek professional advice. Understanding your options today could influence your financial position for years to come.
Contact Moore Kingston Smith today to access our real estate expertise and speak with a specialist who can help you make informed decisions.
