The Renters’ Rights Act 2025

Commencement and Scope:

Originally assured tenancies were introduced under the Housing Act 1988 (“HA 1988”) in 1989. All tenancies took the form of an assured tenancy or an assured shorthold tenancy (“AST”) unless one of the exceptions set out in Schedule 1 of the HA 1988 applied. The AST then became the default tenancy from 28^th February 1997 providing landlords with a guaranteed right to repossess their property at the end of the term. Government now claim that reform of the sector is long overdue and have made a U-turn with the abolition of ASTs under the Renters’ Rights Act 2025 (“RRA 2025”). The RRA 2025 became law on 27^th October 2025 and introduces a new letting regime for the private rented sector, making an assured periodic tenancy the new default tenancy from 1^st May 2026.

Government have also abolished, amongst other things, short fixed term tenancies, section 21 no-fault evictions and rent-in-advance payments. Below is a summary of the amendments.

Transition of existing tenancies:

Existing fixed term assured tenancies (including ASTs) will become periodic assured tenancies on 1^st May 2026 (hereafter referred to as ‘the Commencement Date’) unless one of the exceptions below apply:

• Notice has been served and possession proceedings have commenced – Where a valid section 21 notice or Section 8 notice has been issued before the Commencement Date, and possession proceedings have commenced, the notice will remain valid until proceedings are concluded.
• Notice has been served but possession proceedings have not commenced – Where a valid section 21 notice or Section 8 notice has been issued, but proceedings have not commenced prior to the Commencement Date, landlords must issue proceedings within a certain time. These are:
  • Section 21 Notices – Landlords will have six months from the date on which the notice was given, or a period of three months from the Commencement Date if the three month period ends before the six month period, to commence possession proceedings. If more than two months’ notice is required to be given in the section 21 notice, proceedings must be issued within four months from the date specified in the notice, or three months from the Commencement Date if the three months ends before the four month period. The tenancy will remain an assured shorthold tenancy until the section 21 notice ceases to be valid.
  • Section 8 Notices – Where possession proceedings have not begun, landlords will have twelve months from the date of service of a valid notice, or three months from the Commencement Date if the three months ends before the twelve month period, to commence possession proceedings. The tenancy will remain an assured shorthold tenancy until the section 8 notice ceases to be valid.

(Schedule 6 RRA 2025)

Longer fixed term tenancies of more than 21 years, such as long leasehold agreements and shared ownership leases are now excluded from the new assured periodic tenancy system under RRA.

Statement of terms, information sheet and tenancy periods:

New tenancies created on or after the Commencement Date