The Renters Reform Act 2025 : What It Means for Landlords and Tenants

The Renters Reform Bill was, first introduced to Parliament in September 2024 under the Conservative Government, was designed to give tenants greater security and improve standards across the private rented sector (PRS).  It has been described as the biggest reform to UK renting since the Housing Act 1988 and includes wide-ranging implications for landlords, tenants, and letting agents alike.     Now that the proposals have passed and received Royal Assent on 27 October 2025, the Bill has officially become the Renters Reform Act. Although it is now law, its key measures will be introduced in stages starting from 2026.

To help our clients navigate these changes, Kerr & Co has prepared clear, up-to-date guidance outlining what to expect and how to prepare.

What Is the Renters Reform Act?

Originally presented to Parliament in May 2023, the Act aims to make the rental market fairer, more transparent, and higher-quality. It rebalances the rights and responsibilities of landlords and tenants while strengthening housing standards and protection.

Key Reforms Passed October 2025

• Abolition of Section 21 “no-fault” evictions – landlords must now give valid legal grounds to end a tenancy.
• All tenancies become periodic – ending fixed-term contracts and allowing tenants more flexibility.
• Ban on rental bidding wars – one fixed rental price to ensure fairness.
• No blanket bans or discrimination – landlords cannot refuse tenants with children or those on benefits.
• Rent increase limits – only one increase per year with two months’ written notice.
• Awaab’s Law – legally enforceable timeframes to fix issues like damp, mould, or safety hazards.
• New Property Portal – landlords must register properties and upload compliance documents.
• Mandatory Landlord Ombudsman – tenants gain access to a free and impartial dispute service.
• Tenants’ right to request pets – landlords cannot unreasonably refuse, though pet insurance may be required.

Key Features of the Renters Reform Act
Each reform below will significantly influence the landlord and tenant relationship particularly in West London, where demand for rental property remains high.

Abolition of Section 21 ‘No-Fault’ Evictions
The Act removes Section 21, meaning landlords can no longer evict tenants without a valid reason. Instead, evictions must use reformed Section 8 grounds, such as:

• Selling the property
• The landlord or a family member moving in
• Serious rent arrears
• Persistent antisocial behaviour

Introduction of Periodic Tenancies
All new tenancies will now be periodic from day one, replacing fixed-term contracts.
Tenants will have flexibility to end a tenancy with two months’ notice, while landlords can still regain possession using valid legal grounds under Section 8.  This shift is designed to increase transparency and balance — though long-term tenancies will still require clear communication between both parties.

Ban on Rental Bidding
The Act bans rental bidding wars, where tenants offer above the advertised rent.
Landlords and letting agents must now advertise a single fixed rent, improving fairness and consistency — especially in competitive West London markets.

Prohibition of Discrimination
Landlords and agents will no longer be permitted to discriminate against tenants on benefits or with children.
Terms such as “No DSS” or “No families” will be unlawful, supporting equal access to housing in line with the Equality Act.

 Rent Increases and Controls
Rent increases remain possible but are now subject to tighter rules:

• Only one increase per year
• At least two months’ written notice required
• Tenants may challenge unfair rent rises through the First-tier Tribunal
• This offers tenants greater stability while allowing landlords to remain aligned with market rates.

Awaab’s Law: Improved Housing Standards

Named after Awaab Ishak, whose tragic death highlighted the dangers of poor housing conditions, Awaab’s Law introduces mandatory timeframes for landlords to address serious hazards such as damp, mould, and structural issues.  Although this originated in social housing, it now extends to the private rented sector, ensuring safer, healthier homes nationwide.
Landlords are strongly advised to carry out regular inspections and fix issues promptly.

New Property Portal and Landlord Registration

A digital Property Portal will require landlords to register their rental properties and upload key compliance documents, such as:
Gas and electrical safety certificates
Energy Performance Certificates (EPCs)
Deposit protection proof
Licensing details (if applicable)
This improves transparency and allows tenants to verify that a property is legally compliant.

Mandatory Landlord Ombudsman

All private landlords must now join a government-approved Ombudsman scheme, giving tenants a free and impartial alternative to court when resolving disputes. The Ombudsman will have power to order financial compensation or binding decisions, holding landlords accountable and improving trust across the sector.

Tenants’ Right to Request Pets

Tenants can now formally request to keep a pet, and landlords cannot unreasonably refuse.
Landlords may request pet damage insurance to protect their property — reflecting modern tenant lifestyles and promoting more pet-friendly rental homes.

What Landlords Should Be Doing Now ?

Landlords should begin preparing early by:

• Reviewing all existing tenancy agreements and compliance documentation
• Maintaining detailed maintenance and communication records
• Understanding updated Section 8 possession grounds
• Staying informed via landlord associations and professional advice
• Speaking to experienced letting agents — such as Kerr and Co — for tailored, local support
• What Tenants Should Know
• These reforms strengthen tenant protections, but they also come with responsibilities:
• Give two months’ notice to end a tenancy
• Challenge any unfair rent increases or discrimination
• Maintain the property and meet rent obligations
• Report maintenance issues early to avoid health or safety risks
• Being proactive helps ensure a smooth and respectful tenancy for everyone involved.

What Should Landlords and Tenants Do Next ?

The Renters Reform Act 2024 represents a major shift in UK renting and letting.
While it aims to raise housing standards and tenant protection, it also brings new obligations for landlords — many of whom will need guidance to stay compliant.   At Kerr and Co, we’ve been advising and supporting landlords and tenants for over 30 years. Our experienced team can help you Let, Sell, or Manage your property with confidence under the new regulations.

Preparing for the Future 
Contact us today  Tel: 0208 743 1166   Email: [email protected]

Website: www.kerrandco.com