Renters’ Rights Act 2025 in England

2025 c. 26 · Enacted 27 October 2025 · Extends to England and Wales

Contents

1. Part 1: Tenancy reform
2. Chapter 1: Assured tenancies
3. End of certain kinds of assured tenancy
4. 1Assured tenancies to be periodic with rent period not exceeding a month
5. 2Abolition of assured shorthold tenancies
6. Grounds for possession
7. 3Changes to grounds for possession
8. 4Possession for anti-social behaviour: relevant factors
9. 5Form of notice of proceedings for possession
10. Rent and other terms
11. 6Statutory procedure for increases of rent
12. 7Challenging amount or increase of rent
13. 8Prohibition of rent in advance after lease entered into (except initial rent)
14. 9Prohibition of rent in advance before lease entered into
15. 10Repayment of rent paid for days after end of tenancy
16. 11Right to request permission to keep a pet
17. Duties of landlords etc
18. 12Duty of landlord and contractor to give statement of terms etc
19. 13Other duties
20. 14Landlords acting through others
21. Landlords etc: financial penalties and offences
22. 15Landlords etc: financial penalties and offences
23. 16Financial penalties: procedure, appeals and enforcement
24. Landlords etc: supplementary
25. 17Duties of landlords etc, penalties and offences: interpretation
26. 18No criminal liability of the Crown under Part 1 of 1988 Act
27. 19Guarantor not liable for rent payable after tenant’s death
28. Other changes
29. 20Notices to quit by tenants under assured tenancies: timing
30. 21Notices to quit by tenants under assured tenancies: other
31. 22Limitation on obligation to pay removal expenses
32. 23Assured agricultural occupancies: grounds for possession
33. 24Assured agricultural occupancies: opting out etc
34. 25Accommodation for homeless people: duties of local authority
35. 26Tenancy deposit requirements
36. 27Tenant fees
37. Other amendments
38. 28Liability of tenants under assured tenancies for council tax
39. 29Other amendments
40. Powers of Secretary of State
41. 30Powers of Secretary of State in connection with Chapter 1
42. Chapter 2: Tenancies that cannot be assured tenancies
43. 31Long tenancies and financial services products
44. 32Accommodation for homeless people or students
45. Chapter 3: Discrimination in the rental market: England
46. Discrimination and discriminatory terms: children and benefits status
47. 33Discrimination relating to children
48. 34Discrimination relating to benefits status
49. 35Discriminatory terms in a tenancy relating to children or benefits status
50. 36Terms in superior leases relating to children or benefits status
51. 37Terms in mortgages relating to children or benefits status
52. 38Terms in insurance contracts relating to children or benefits status
53. Discrimination and discriminatory terms: power to protect others
54. 39Power of the Secretary of State to protect others
55. Discrimination: financial penalties
56. 40Financial penalties for breach of anti-discrimination provisions
57. Supplementary
58. 41No prohibition on taking income into account
59. 42Interpretation of Chapter 3
60. Chapter 4: Discrimination in the rental market: Wales
61. Prohibitions of discrimination
62. 43Discrimination relating to children or benefits status: Welsh language
63. 44Discrimination relating to children or benefits status: English language
64. 45Amendment of short title of Renting Homes (Fees etc.) (Wales) Act 2019
65. Discriminatory terms
66. 46Amendments of Renting Homes (Wales) Act 2016 regarding discrimination
67. Supplementary
68. 47Power of Welsh Ministers to protect others
69. 48Power of Secretary of State to protect others
70. 49Regulations
71. Chapter 6: Stating the proposed rent and rental bidding
72. 56Requirement to state rent and to avoid rental bidding
73. 57Financial penalties
74. Chapter 7: Miscellaneous
75. 58Penalties for unlawful eviction or harassment of occupier
76. 59Abandoned premises under assured shorthold tenancies
77. 60Remedying of hazards occurring in dwelling-houses in England Not yet in force
78. 61Remedying of hazards occurring in accommodation in England occupied under licence Not yet in force
79. 62Student accommodation that is not an HMO
80. Part 2: Residential landlords
81. Chapter 1: Meaning of “residential landlord”
82. 63Meaning of “residential landlord”
83. Chapter 2: Landlord redress schemes
84. Landlord redress schemes
85. 64Landlord redress schemes
86. 65Approval and designation of landlord redress schemes
87. 66Financial penalties
88. 67Offences Not yet in force
89. 68Decision under a landlord redress scheme may be made enforceable as if it were a court order
90. 69Landlord redress schemes: no Crown status Not yet in force
91. Guidance Not yet in force
92. 70Guidance for scheme administrator and local housing authority Not yet in force
93. Interpretation Not yet in force
94. 71Interpretation of Chapter 2 Not yet in force
95. Related amendments
96. 72Housing activities under social rented sector scheme Not yet in force
97. 73Other amendments connected with landlord redress schemes Not yet in force
98. 74Local Commissioners’ investigation of complaints by persons who are not tenants
99. Chapter 3: The Private Rented Sector Database
100. The database and the database operator
101. 75The database Not yet in force
102. 76The database operator
103. Landlord and dwelling entries
104. 77Making entries in the database
105. 78Requirement to keep active entries up-to-date
106. 79Circumstances in which active entries become inactive and vice versa
107. 80Verification, correction and removal of entries
108. 81Fees for landlord and dwelling entries
109. Marketing, advertising and letting
110. 82Restrictions on marketing, advertising and letting dwellings
111. Entries relating to banning orders, offences, financial penalties, etc.
112. 83Entries relating to banning orders, offences, financial penalties, etc.
113. Further duties of database operator Not yet in force
114. 84Allocation of unique identifiers Not yet in force
115. 85Other duties Not yet in force
116. Access to and use of information in database
117. 86Access to the database
118. 87Disclosure by database operator etc
119. 88Use of information from the database Not yet in force
120. Removal of entries Not yet in force
121. 89Removal of entries from database Not yet in force
122. Enforcement
123. 90Restriction on gaining possession
124. 91Financial penalties
125. 92Offences Not yet in force
126. Final provisions
127. 93Power to direct database operator and local housing authorities Not yet in force
128. 94Entries under section 83: minor and consequential amendments Not yet in force
129. 95Different provision for different purposes: joint landlords
130. 96Interpretation of Chapter 3 Not yet in force
131. Chapter 4: Part 2: supplementary provision
132. 97Financial assistance by Secretary of State
133. 98Rent repayment orders for offences under the Housing Act 1988 and sections 67 and 92 of this Act
134. 99Interpretation of Part 2
135. Part 3: Decent homes standard
136. 100Decent homes standard
137. 101The standard of MOD accommodation
138. Part 4: Enforcement
139. Chapter 1: Sanctions
140. 102Financial penalties
141. 103Rent repayment orders: liability of landlords and superior landlords
142. 104Rent repayment orders: liability of directors etc
143. 105Unlicensed HMOs and houses: offences
144. 106Service of improvement notices on landlords and licensors
145. Chapter 2: Enforcement authorities
146. 107Enforcement by local housing authorities: general duty
147. 108Enforcement by local housing authorities: duty to notify
148. 109Enforcement by county councils: duty to notify
149. 110Duty to report
150. 111Lead enforcement authority
151. 112General duties and powers of lead enforcement authority Not yet in force
152. 113Enforcement by the lead enforcement authority Not yet in force
153. Chapter 3: Investigatory powers
154. Investigatory powers under this Act
155. 114Power of local housing authority to require information from relevant person
156. 115Power of local housing authority to require information from any person
157. 116Enforcement of power to require information from any person
158. 117Limitation on use of information provided under section 115
159. 118Business premises: entry without warrant
160. 119Duties where occupiers are on business premises entered without warrant
161. 120Business premises: warrant authorising entry
162. 121Business premises: entry under warrant
163. 122Power to require production of documents following entry
164. 123Power to seize documents following entry
165. 124Access to seized documents
166. 125Appeal against detention of documents
167. 126Suspected residential tenancy: entry without warrant
168. 127Duties where occupiers are on residential premises entered without warrant
169. 128Suspected residential tenancy: warrant authorising entry
170. 129Suspected residential tenancy: entry under warrant
171. 130Powers of accompanying persons
172. 131Offences
173. 132Investigatory powers: interpretation
174. Amendments
175. 133Additional powers of seizure under Criminal Justice and Police Act 2001
176. 134Use by local housing authority of certain information
177. 135Investigatory powers under the Housing Act 2004
178. 136Client money protection schemes: investigatory powers of local authorities
179. Part 5: General
180. 137Interpretation
181. 138Crown application
182. 139Application to Parliament
183. 140Regulations
184. 141Power of Welsh Ministers to make consequential provision
185. 142Power of Scottish Ministers to make consequential provision
186. 143Power of Secretary of State to make consequential provision
187. 144Extent
188. 145Commencement
189. 146Existing assured tenancies to continue as section 4A assured tenancies
190. 147Fixed term assured tenancy and statutory periodic tenancy to be treated as single assured tenancy
191. 148Transitional provision
192. 149Short title
193. Schedule 1: Changes to grounds for possession
194. 1Introductory
195. 2Amendments of Ground 1: occupation by landlord or family
196. 3New ground for sale of dwelling-house
197. 4New ground for possession after rent-to-buy agreement
198. 5Amendments of Ground 2: sale by mortgagee
199. 6New ground for possession when superior lease ends
200. 7New grounds for possession in cases where there is a superior lease
201. 8Repeal of Ground 3: holiday accommodation
202. 9Amendments of Ground 4: student accommodation
203. 10New ground for possession of student accommodation for occupation by students
204. 11Amendment of Ground 5: ministers of religion
205. 12New ground for possession for occupation by agricultural worker
206. 13New ground for possession for occupation by person who meets employment requirements
207. 14Ground 16 to be renumbered as Ground 5C and to be a mandatory ground for possession
208. 15New ground for possession for end of employment requirements
209. 16New ground for possession for occupation as supported accommodation
210. 17New grounds for possession of dwelling-house occupied as supported accommodation
211. 18New ground for possession for tenancy granted for homelessness duty
212. 19New ground for possession of stepping stone accommodation
213. 20Amendments of Ground 6: redevelopment
214. 21New ground for possession of alternative accommodation provided during redevelopment
215. 22New ground for possession to allow compliance with enforcement action
216. 23Amendments of Ground 7: death of tenant
217. 24Amendments of Ground 8: rent arrears
218. 25Power to amend Schedule 2 and new interpretation provisions
219. Schedule 2: Amendments relating to Chapter 1 of Part 1
220. 1Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951
221. 2Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951
222. 3Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951
223. 4Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951
224. 5Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951
225. 6Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951
226. 7Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951
227. 8Greater London Council (General Powers) Act 1973
228. 9Housing Act 1985
229. 10Housing Act 1985
230. 11Housing Act 1985
231. 12Housing Act 1985
232. 13Housing Act 1985
233. 14Housing Act 1985
234. 15Housing Act 1985
235. 16Housing Act 1985
236. 17Housing Act 1985
237. 18Landlord and Tenant Act 1985
238. 19Agricultural Holdings Act 1986
239. 20Housing Act 1988
240. 21Housing Act 1988
241. 22Housing Act 1988
242. 23Housing Act 1988
243. 24Housing Act 1988
244. 25Housing Act 1988
245. 26Housing Act 1988
246. 27Housing Act 1988
247. 28Housing Act 1988
248. 29Housing Act 1988
249. 30Housing Act 1988
250. 31Housing Act 1988
251. 32Housing Act 1988
252. 33Housing Act 1988
253. 34Housing Act 1988
254. 35Housing Act 1988
255. 36Housing Act 1988
256. 37Housing Act 1988
257. 38Local Government and Housing Act 1989
258. 39Local Government and Housing Act 1989
259. 40Local Government and Housing Act 1989
260. 41Housing Act 1996
261. 42Housing Act 1996
262. 43Housing Act 1996
263. 44Housing Act 1996
264. 45Housing Act 1996
265. 46Housing Act 1996
266. 47Housing Act 1996
267. 48Housing Act 1996
268. 49Housing Act 1996
269. 50Housing Act 1996
270. 51Housing Act 1996
271. 52Housing Act 1996
272. 53Housing Act 1996
273. 54Housing Act 1996
274. 55Housing Act 1996
275. 56Capital Allowances Act 2001
276. 57Police Reform Act 2002
277. 58Homelessness Act 2002
278. 59Finance Act 2003
279. 60Anti-social Behaviour Act 2003
280. 61Housing Act 2004
281. 62Housing Act 2004
282. 63Housing Act 2004
283. 64Housing Act 2004
284. 65Housing Act 2004
285. 66Housing Act 2004
286. 67Housing and Regeneration Act 2008
287. 68Housing and Regeneration Act 2008
288. 69Housing and Regeneration Act 2008
289. 70Regulatory Enforcement and Sanctions Act 2008
290. 71Charities Act 2011
291. 72Localism Act 2011
292. 73Deregulation Act 2015
293. 74Immigration Act 2016
294. 75Renting Homes (Wales) Act 2016 (anaw 1)
295. 76Homelessness Reduction Act 2017
296. Schedule 3: Amendments connected with landlord redress schemes Not yet in force
297. 1Local Government Act 1974 Not yet in force
298. 2Local Government Act 1974 Not yet in force
299. 3Local Government Act 1974 Not yet in force
300. 4Local Government Act 1974 Not yet in force
301. 5Local Government Act 1974 Not yet in force
302. 6Housing Act 1996 Not yet in force
303. 7Government of Wales Act 1998 Not yet in force
304. 8Public Services Ombudsman (Wales) Act 2005 Not yet in force
305. 9Localism Act 2011 Not yet in force
306. 10Building Safety Act 2022 Not yet in force
307. 11Building Safety Act 2022 Not yet in force
308. 12Building Safety Act 2022 Not yet in force
309. 13Leasehold and Freehold Reform Act 2024 Not yet in force
310. Schedule 4: Decent homes standard
311. Part 1: Amendments of Housing Act 2004
312. 1Paragraph 1
313. 2Paragraph 2
314. 3Paragraph 3 Not yet in force
315. 4Paragraph 4 Not yet in force
316. 5Paragraph 5 Not yet in force
317. 6Paragraph 6
318. 7Paragraph 7 Not yet in force
319. 8Paragraph 8 Not yet in force
320. 9Paragraph 9
321. 10Paragraph 10 Not yet in force
322. 11Paragraph 11 Not yet in force
323. 12Paragraph 12 Not yet in force
324. 13Paragraph 13 Not yet in force
325. 14Paragraph 14 Not yet in force
326. 15Paragraph 15 Not yet in force
327. 16Paragraph 16 Not yet in force
328. 17Paragraph 17 Not yet in force
329. 18Paragraph 18 Not yet in force
330. 19Paragraph 19 Not yet in force
331. 20Paragraph 20 Not yet in force
332. 21Paragraph 21 Not yet in force
333. 22Paragraph 22 Not yet in force
334. 23Paragraph 23 Not yet in force
335. 24Paragraph 24 Not yet in force
336. 25Paragraph 25 Not yet in force
337. 26Paragraph 26 Not yet in force
338. 27Paragraph 27 Not yet in force
339. 28Paragraph 28 Not yet in force
340. 29Paragraph 29 Not yet in force
341. 30Paragraph 30 Not yet in force
342. 31Paragraph 31 Not yet in force
343. 32Paragraph 32
344. 33Paragraph 33 Not yet in force
345. 34Paragraph 34
346. 35Paragraph 35 Not yet in force
347. 36Paragraph 36 Not yet in force
348. 37Paragraph 37 Not yet in force
349. Part 2: Amendments of other Acts
350. 38Land Compensation Act 1973 Not yet in force
351. 39Housing Act 1985 Not yet in force
352. 40Housing and Regeneration Act 2008 Not yet in force
353. 41Housing and Planning Act 2016 Not yet in force
354. 42Tenant Fees Act 2019
355. Schedule 5: Financial penalties
356. 1Notice of intent
357. 2Notice of intent
358. 3Notice of intent
359. 4Right to make representations
360. 5Final notice
361. 6Final notice
362. 7Final notice
363. 8Final notice
364. 9Withdrawal or amendment of notice
365. 10Appeals
366. 11Recovery of financial penalty
367. 12Proceeds of financial penalties
368. 13Proceeds of financial penalties
369. 14Proceeds of financial penalties
370. Schedule 6: Transitional provision
371. Part 1: Application of Chapter 1 of Part 1 to existing tenancies
372. 1Tenancies which become periodic on the commencement date
373. 2Section 1: start of deemed rent period for existing tenancies
374. 3Section 2: claim form for section 21 possession proceedings already requested
375. 4Section 2: claim form for section 21 possession proceedings not already requested
376. 5Section 3(2)(g): saving of section 7(7) in relation to tenancies where fixed term ends before commencement date
377. 6Section 6: no effect on rent increases before commencement date
378. 7Sections 12, 13 and 15: provision of information in writing
379. 8Section 15: no liability in respect of conduct before commencement date
380. 9Section 20: no effect on notice to quit given before commencement date
381. 10Section 24: existing opt-out notices for assured agricultural occupancies
382. 11Section 26: tenancy deposits
383. 12Section 27: tenant fees
384. 13Schedule 1: student accommodation ground
385. 14Schedule 1: stepping stone accommodation ground
386. 15Schedule 1: redevelopment ground
387. 16Claim form for section 8 possession proceedings already requested
388. 17Claim form for section 8 possession proceedings not already requested
389. 18Interpretation
390. Part 2: Existing instruments which permit or require letting etc
391. 19Key definitions
392. 20Saving for existing powers to vary
393. 21Relevant pre-application instruments that permit letting on tenancies that are no longer possible
394. 22Relevant pre-application instruments that permit letting on tenancies that continue to be possible
395. 23Relevant pre-application instruments that require letting on tenancies that are no longer possible
396. 24Relevant pre-application instruments that require letting on tenancies that continue to be possible
397. 25Pre-commencement s.106 obligations with provision relating to letting on terms that are no longer possible
398. 26Pre-commencement s.106 obligations with provision relating to letting on terms that continue to be possible
399. 27Requirements under the Community Infrastructure Regulations 2010
400. 28Leases which cannot be returned at end of term free of sub-lease
401. 29Application to agreements etc relating to leases, mortgage arrangements or contracts of insurance
402. 30Application to sub-letting
403. 31Application in certain circumstances
404. 32Power to disapply or modify this Part
405. 33Meaning of “permitting” letting
406. 34Interpretation