The End of No-Fault Evictions and the Renters' Rights Act 2025

A monumental change is sweeping through the English private rented sector with the introduction of the Renters’ Rights Act 2025. This landmark legislation promises a profound shift towards greater security, stability, and fairness for the nation's millions of tenants, fundamentally redefining the relationship between landlords and renters.

The Renters' Rights Bill officially received Royal Assent on October 27, 2025, becoming law. The most significant provisions, including the ban on no-fault evictions and the establishment of new tenant protections, are scheduled to take effect on May 1, 2026.

The Core Transformation: Ending Section 21
The centrepiece of the Act is the abolition of Section 21 "no-fault" evictions. This ends the practice where landlords could terminate an assured shorthold tenancy without needing to give a specific reason, often creating immense anxiety for tenants.
With this change, all tenancies will transition to assured periodic tenancies (running month-to-month or week-to-week). Tenants gain the flexibility to give two months' notice to leave at any time, while landlords must now rely exclusively on the enhanced Section 8 grounds to regain possession.
Five Pillars of Change in the Act
The Act introduces a comprehensive package of reforms aimed at creating an equitable rental landscape:

1. Abolition of Section 21 Evictions: Landlords must now cite a legitimate, specified reason to end a tenancy, such as serious breach of contract or their need to use the property.
2. Introduction of Periodic Tenancies: Fixed-term tenancies are scrapped, giving tenants flexibility and ensuring tenancies con-tinue until a valid Section 8 ground is used.
3. New Rent Increase Rules: Landlords are restricted to increasing the rent only once per year using a statutory notice. Tenants will have the right to challenge excessive rent hikes through a tribu-nal.
4. Updated Possession Grounds (Section 8): The grounds land-lords can use are strengthened and clarified. New mandatory grounds allow landlords to sell the property or move in them-selves, but these come with strict 4-month notice periods and 12-month re-letting restrictions to prevent abuse.
5. Establishment of a Mandatory Ombudsman: A new Private Rented Sector Landlord Ombudsman will provide a mandatory, swift, and cost-effective channel for tenants to seek redress for disputes without costly court action.

New Rights and Protections for Tenants

Beyond eviction reform, the Act introduces vital new tenant rights:

• The Right to Request a Pet: Tenants now have a legal right to re-quest to keep a pet. Landlords cannot unreasonably refuse this re-quest, though they can stipulate that the tenant must secure pet in-surance to cover potential damage.
• Protection Against Discrimination: Landlords and agents are prohib-ited from imposing blanket bans against prospective tenants receiv-ing benefits (Universal Credit) or having children.
• Fairer Upfront Costs: Practices like encouraging or accepting rental bidding wars (offers above the advertised price) are outlawed, and landlords are limited from requesting more than one month's rent in advance.
• Improved Property Standards: Provisions inspired by Awaab's Law will set mandatory timeframes for landlords to fix serious health hazards (like damp and mould), and the Decent Homes Standard is set to be extended to the private rented sector.

If you require further advice and support call HCB Solicitors today on 0161 790 1411 or contact our Litigation team here.

Disclaimer: This blog is for general information only and does not constitute legal advice. Always consult a solicitor for advice specific to your situation.