Renters’ Rights Act 2025: A Guide for Landlords

### The Renters’ Rights Act 2025: Essential Guidance for Property Owners

The Rental Landscape Evolves – Diligent Property Owners Remain Unaffected

The Renters’ Rights Act 2025 represents a significant evolution in England’s private rented sector. Effective from 1 May 2026, these comprehensive reforms fundamentally alter the establishment and administration of tenancies, rent adjustments, and the procedures for property repossession. For discerning property owners, the new regulations underscore the paramount importance of meticulous property management, precise documentation, and unwavering regulatory adherence. At Marlborough Homes, our objective is to equip property owners with clarity, not apprehension. Presented herein is our considered overview of the principal amendments.

1. Assured Shorthold Tenancies Replaced by Periodic Tenancies

The conventional Assured Shorthold Tenancy (AST) framework has been superseded. Existing ASTs have, by and large, transitioned into assured periodic tenancies as of 1 May 2026. New qualifying private tenancies are likewise established on a periodic basis. These tenancies, rather than possessing a defined termination date, continue indefinitely on a rolling basis, typically monthly in alignment with rent payment cycles. Crucially, this transition does not curtail a property owner's ability to regain possession. Instead, it necessitates the appropriate utilisation of Section 8 possession grounds, adhering strictly to the prescribed notice periods and judicial protocols. Possession grounds encompass a range of circumstances, including rental arrears, anti-social conduct, and instances where the owner requires the property for personal occupation or sale. Consequently, the meticulous maintenance of tenancy and management records has become indispensable.

2. Amendments to Fixed-Term Tenancies

Under the revised framework, assured tenancies no longer incorporate a conventional fixed end date. Tenants generally possess the right to terminate an assured periodic tenancy by providing two months' written notice. While this affords tenants enhanced flexibility, professionally managed residences, featuring judicious rental values and responsive property owners, are anticipated to continue attracting tenants seeking long-term stability. Marlborough Homes remains dedicated to identifying suitable tenants, conducting thorough referencing, and fostering enduring landlord-tenant relationships.

3. Abolition of Section 21 Notices

Effective 1 May 2026, Section 21 'no-fault' notices are no longer permissible for initiating possession proceedings within the new tenancy regime. Property owners seeking repossession must now rely on a pertinent legal ground under Section 8. This renders a comprehensive understanding of applicable possession grounds, the correct service of documentation, and the diligent upkeep of records throughout the tenancy period critically important. The discontinuance of Section 21 does not preclude a property owner from recovering their property; rather, it mandates the existence of a recognised legal justification and adherence to the requisite procedure.

4. Revised Rent Increase Procedures

Property owners retain the prerogative to adjust rental income to reflect the prevailing open market rental value of their property, albeit with modified procedures. Rent increases must now typically be executed via the statutory Section 13 procedure, employing Form 4A. A minimum of two months' notice must be furnished to the tenant, and rent adjustments are generally permissible only annually. Rent increases are prohibited within the initial twelve months of a new tenancy. Tenants are afforded the right to contest an increase deemed to exceed the property's open market rental value before the First-tier Tribunal. This underscores the increasing significance of substantiating a property's current rental valuation with robust evidence. Marlborough Homes is equipped to advise our property owners on prevailing market rents and to manage the rent review process for properties under our management.

5. Heightened Emphasis on Regulatory Compliance

The Renters’ Rights Act enhances the enforcement capabilities of local authorities and escalates the repercussions for non-compliance with specific landlord obligations. In addition to the new tenancy regulations, property owners must ensure their properties meet all existing legal prerequisites, which may encompass:

Gas Safety compliance
Electrical Safety Regulations
Energy Performance Certificate requirements
Smoke and carbon monoxide alarm regulations
Tenancy deposit protection schemes
Right to Rent verification
Property licensing, where applicable
Obligations pertaining to repairs and property safety

This area highlights the considerable reassurance provided by an experienced managing agent. For our fully managed properties, Marlborough Homes meticulously monitors essential compliance requirements and collaborates with property owners to identify any necessary certificates, inspections, or remedial actions.

6. Tenant Pet Requests

Tenants now possess a statutory entitlement to request permission to keep a pet. Property owners are obliged to consider such requests rather than adhering to a blanket prohibition. However, this does not mandate automatic approval of all pet requests. A property owner may legitimately refuse a request based on valid grounds, contingent upon the specific circumstances of the property and tenancy. The fundamental alteration lies in the requirement for pet requests to be considered reasonably and on an individual basis.

7. Prohibition of Rental Bidding

A further substantive amendment pertains to the advertising of rental properties. Property owners and their agents are mandated to advertise properties at a specified asking rent and are prohibited from soliciting bids exceeding this advertised figure. Offers above the advertised rent may not be accepted as part of a rental bidding process. Therefore, establishing the correct initial asking rent is of paramount importance. Our intimate knowledge of the local market enables Marlborough Homes to advise property owners on an appropriate asking rent prior to marketing their property.

8. Revisions to Rent in Advance Requirements

New restrictions have also been implemented concerning rent paid in advance. Property owners and their agents are prohibited from requesting, soliciting, or accepting rent prior to the execution of the tenancy agreement. Following the signing of the agreement, the quantum of rent that may be required in advance is also subject to limitation. Property owners who previously relied upon substantial advance rent payments should ensure their procedures are duly updated.

9. Non-Discrimination Against Families and Benefit Recipients

The Act introduces strengthened protections for prospective tenants with children and those in receipt of benefits. Property owners and agents must refrain from implementing blanket policies that disqualify applicants solely on the basis of:

Having children, or
Receiving benefits.

Standard affordability assessments and referencing remain valid components of the letting process; however, applicants must be evaluated fairly and individually.

The Ramifications of the Renters’ Rights Act for Property Owners

The private rental sector has undeniably become more regulated. Nevertheless, property owners who maintain their residences diligently, uphold accurate records, select tenants judiciously, and adhere to correct procedures should not perceive these reforms as grounds for exiting the market. What has been amplified is the significance of professional management and regulatory compliance. Minor administrative oversights can now carry substantial consequences, particularly when a property owner subsequently seeks to adjust rent or regain possession.

How Marlborough Homes Can Assist

Marlborough Homes has been providing expert services to property owners across East London and Essex since 2012. We assist property owners in navigating an increasingly intricate rental market, encompassing tenant acquisition and referencing, rent collection, property administration, compliance monitoring, and tenancy management. Our managed property owners benefit from an experienced local team dedicated to ensuring they remain abreast of the evolving regulatory landscape whilst safeguarding their property investments. Whether you own a single rental property or an extensive portfolio, our objective is singular: to facilitate property letting in a manner that is straightforward, compliant, and entirely stress-free.

Are you a property owner uncertain about the compliance of your current tenancy arrangements or property with the new regulations?

Engage with Marlborough Homes today. We can meticulously review your existing arrangements, provide counsel on the latest rental requirements, and discuss how our Lettings & Property Management service can serve to protect your investment.

Marlborough Homes – Established 2012Your Local Property Experts for East London & Essex.

This document offers general information for property owners in England and should not be construed as legal advice. Legislation and governmental guidance are subject to change, and property owners are advised to seek appropriate professional or legal counsel as necessary.