The Renters’ Rights Act 2025: What It Means for Landlords
The Renters’ Rights Act 2025 has officially received Royal Assent, marking the biggest shake-up to rental law in more than 30 years. It promises safer, fairer and more secure renting across England — but for landlords and property managers, it also means change, preparation, and a new way of working.
What’s Happening and When
The Act completed its journey through Parliament in late October, with councils gaining new enforcement powers this December. Most of the major changes are expected to take effect from spring or early summer 2025, so now is the time to understand what’s coming and get systems in place.
No More Section 21 or Fixed Terms
The famous Section 21 “no-fault” eviction notice is gone. Fixed-term assured shorthold tenancies will also disappear, replaced by rolling (periodic) tenancies from day one.
This means tenancies will only end when:
- a tenant gives notice (two months), or
- a landlord obtains a court order.
If you already have fixed-term tenancies when the Act begins, they’ll automatically convert to periodic. In practice, property managers will need to build stronger relationships with tenants because anyone can leave at any time. Good communication, realistic expectations, and careful referencing will be more important than ever.
Rent in Advance Banned
Taking several months’ rent up front will no longer be allowed. Only the first month’s rent can be collected, and only after the agreement is signed.
Holding and security deposits remain the same, but you can’t write “six months in advance” into new contracts — even for students or tenants with limited credit history. Any rent already taken in advance before the Act starts will continue as normal until that period ends.
New Rules for Joint Tenancies
Here’s where it gets tricky. Under the new law, one tenant’s notice ends the tenancy for everyone in a joint agreement. So, if one person leaves, the tenancy legally ends for all.
Landlords will need to re-sign the remaining tenants onto a brand-new agreement. This will require clear communication and fast turnaround to prevent gaps or misunderstandings.
HMOs and Student Lets
For HMO landlords, joint tenancies will become more complex to manage, as every departure triggers a full new tenancy. Room-only agreements are likely to become the preferred model because they offer flexibility and avoid disrupting entire households.
Student lets, meanwhile, may need rethinking since academic years don’t align with periodic tenancies.
Other Key Changes
- Rent-to-rent operators face tighter accountability — property owners can now be
- A national landlord database will roll out between 2026-2028, holding details of landlords, licences and safety certificates.
- A new Private Landlord Ombudsman will handle disputes and be mandatory for all landlords.
- Pets must be considered fairly—refusals need a valid reason, such as HMO restrictions or welfare issues. Any pet-related damages would need to be
- claimed through money claim online.
- Rent increases can only happen once a year via a Section 13 notice, and tenants will have the right to appeal at a tribunal.
What to Do Now
Although the Act isn’t live yet, preparation is crucial. Review your tenancy templates, update compliance records, and plan how you’ll manage more fluid tenancies. The property managers who adapt early will be the ones landlords rely on when these new rules take hold.
If you’re feeling uncertain about how the Renters’ Rights Act 2025 will affect your properties, we can help. Our team at Santosha Property Services provides compliant management for landlords across Manchester. Whether you have a HMO or single lets. Get in touch today to discuss how we can make the transition smooth and stress-free.
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