The Renters' Rights Act 2025: What Landlords Need to Know
The most significant shake-up of residential letting in a generation takes effect on 1 May 2026. Here's what changes — and how to protect your income.
On 27 October 2025, the Renters' Rights Act 2025 received Royal Assent. For private landlords in England, the Act fundamentally changes the rules around tenancy security, eviction, and income planning — and it comes into force in just weeks.
The four key changes
Section 21 is abolished: No-fault evictions end on 1 May 2026. From that date, all possession claims must go through the courts using Section 8 grounds. Given current court backlogs, this process can take six months or more.
Fixed-term ASTs are replaced: Assured Shorthold Tenancies (ASTs) will no longer exist. Every tenancy — new and existing — becomes an Assured Periodic Tenancy (APT). Tenants can give two months' notice at any time. There is no minimum fixed term, even where both parties would prefer one.
The arrears threshold rises: You must now wait for three months of unpaid rent before applying for possession, up from two. Combined with court delays, landlords facing arrears could be without income for the best part of a year.
All existing ASTs convert automatically: On 1 May 2026, every current AST in England becomes an APT. There is no opt-out.
What this means in practice
The combined effect is a significant increase in risk for landlords operating under traditional letting arrangements. Without fixed terms, void periods become harder to avoid — the average London property already sits empty for 28 days between tenancies, and that figure is expected to rise. Without Section 21, regaining your property from a difficult tenant requires a court process that is slow, uncertain, and costly.
What to do now
Review all existing tenancies and understand when they convert to APTs
Ensure all safety certificates and compliance documentation are up to date
Assess your financial exposure to void periods and arrears under the new rules
Consider whether a guaranteed rent arrangement could simplify your position
