Reed Property Group
Renters’ Rights Act 2025 (England) — Landlord Guide
Fully Managed Lettings | Portfolio Management | Student Accommodation Specialists
Version: November 2025
Key commencement date: 1 May 2026 (with further phases rolling out from late 2026 onwards).
Important: This guide is a general summary, not legal advice. For specific cases, landlords should consult the Act, official guidance, or obtain professional advice.
1) What the Renters’ Rights Act changes
The Renters’ Rights Act 2025 is the biggest reform of the private rented sector in decades. It removes “no-fault” evictions, ends fixed-term ASTs for most lets, and introduces stronger enforcement and standards.
Key changes from 1 May 2026
1.Section 21 abolished
“No-fault” eviction ends. Landlords must use a lawful Section 8 ground to regain possession.
2.ASTs replaced by Assured Periodic Tenancies
Fixed terms end for most private rentals. Tenancies become assured periodic (rolling) tenancies, and existing ASTs convert automatically.
3.Reformed Section 8 possession grounds
Grounds are strengthened/expanded for genuine landlord needs (sale, moving in, redevelopment) and tenant fault (arrears, antisocial behaviour, serious breach).
4.Rent increases limited to once per year
Increases must follow the statutory process. Tenants have stronger tribunal challenge rights.
5.Rental bidding banned
No inviting, encouraging, or accepting offers above the advertised rent.
6.Limits on rent in advance
The Act bans taking/accepting more than one month’s rent in advance and prevents “top-up advance rent” clauses mid-tenancy.
7.Pets: stronger rights to request
Tenants can request a pet; refusals must be reasonable and can be challenged with the Ombudsman once active.
8.Discrimination rules tightened
Blanket bans on benefit claimants (“No DSS”) or families with children are unlawful, with enhanced enforcement.
9.Mandatory PRS Ombudsman + Property Portal/Database (later phases)
Landlords will need to register on a national portal, pay a fee, and join a new Ombudsman scheme as stages roll out from late 2026.
2) What this means in practice for landlords
Tenancy management
- Most tenancies will be open-ended periodic assured tenancies.
- Tenants may leave with at least 2 months’ notice, even mid-year.
- Landlords must manage cash-flow and occupancy with more flexible tenant exit options.
Possession
- All possession routes are Section 8-based.
- Documentation and evidence become critical (arrears logs, inspection notes, correspondence, ASB records).
Rent compliance
- Listed rent = accepted rent (no bidding wars).
- Rent increases must be structured annually and market-defensible.
Standards & enforcement
- Stronger channels for tenants to enforce repairs and standards; councils gain enhanced investigatory/enforcement powers. Legislation.
3) Student lettings under the Renters’ Rights Act 2025
The student sector is affected differently depending on accommodation type. The Act aims to protect students while preserving legitimate academic-cycle letting.
3.1 Shared student houses (HMOs / “standard” student lets)
Most private shared student houses will move into the assured periodic tenancy system from 1 May 2026.
What changes for landlords:
No fixed terms for most student houses; tenancies roll monthly.
Students can give 2 months’ notice at any time, including mid-academic year — increasing void and part-occupancy risk.
Student possession ground (academic cycle)
A student-specific Section 8 ground (widely referred to as Ground 4A) allows possession so the property can be re-let to students for the next academic year, provided the letting is genuinely student-use and correct notice timing is followed.
Practical impact: Student landlords will need accurate evidence of student occupation and very tight notice scheduling to avoid failed possession for September re-lets.
3.2 Purpose-Built Student Accommodation (PBSA)
The government roadmap confirms PBSA will be exempt from the assured periodic regime via secondary regulations, provided it meets code/registration requirements.
Why this matters:
- PBSA operators may continue fixed-term academic-year tenancies.
- Eligibility is linked to being in an approved student accommodation code scheme.
3.3 Why Reed is positioned to protect student landlords
Student lettings will be one of the most operationally demanding markets post-Act.
Reed Property Group provides a fully managed student service aligned with the ANUK / Unipol National Code standards, and operated by NFoPP / Propertymark qualified agents, giving landlords the highest level of protection and compliance oversight as this sector changes.
4) Why a fully managed service is now essential
These reforms make self-management significantly higher-risk. A fully managed service protects your income, asset, and legal position.
4.1 Legal risk has increased
With Section 21 removed, landlords must:
- choose the correct Section 8 ground,
- follow exact notice requirements, and
- provide strong evidence to court.
Process errors can lead to failed possession claims, long delays, and high cost. Professional management reduces that risk.
4.2 Compliance becomes visible and enforceable
The new Property Portal/Database and PRS Ombudsman will create central oversight. Missing certificates or poor practice risks penalties and reputational damage.
4.3 Tenant expectations and disputes are changing
Pets, repair enforcement, and rent challenges increase the need for:
- rapid, documented maintenance response,
- structured communication,
- Ombudsman-standard dispute handling.
4.4 Portfolio performance needs tighter control
Periodic tenancies plus annual-only increases mean:
- correct pricing at advert stage,
- disciplined annual rent review,
- stronger arrears/void control.
5) Why choose Reed Property Group
Reed Property Group offers a comprehensive fully managed service designed to keep you compliant, protected, and profitable under the new regime.
Our fully managed service includes
- Marketing and tenant selection
- Referencing & Right-to-Rent checks
- Tenancy set-up and deposit compliance
- Rent collection & arrears management
- Repairs coordination with vetted contractors
- Routine inspections and detailed reporting
- Annual rent reviews fully aligned with the Act
- Possession support using correct Section 8 grounds
- Full compliance oversight ahead of Portal registration
Qualified, regulated, and student-sector aligned
NFoPP / Propertymark qualified agents — professional standards, regulation, and ongoing CPD.
ANUK / Unipol National Code aligned student management — ensuring best-practice standards and supporting PBSA exemption eligibility where relevant.
This means your property is managed by trained professionals who understand both the Act and the standards expected by regulators, universities, and tenants.
6) Reed landlord preparation checklist (before 1 May 2026)
Tenancy & documents
- Identify all ASTs converting to periodic assured tenancies on commencement.
- Update tenancy agreements and remove fixed-term assumptions.
- Remove any Section 21 processes from your playbook.
Possession
- Train on revised Section 8 grounds and evidence standards.
- Improve record-keeping for arrears, inspections and ASB.
Rent
- Ensure adverts reflect the rent you will accept (no bidding language).
- Align rent review clauses to “once per year” statutory increase.
- Stop taking more than one month’s rent in advance.
Standards & future-proofing
- Audit property condition; prioritise safety and damp/mould hazards. Legislation.
- Collate EPC, gas safety, EICR, HMO/licensing docs for Portal readiness.
Student properties
- Identify student houses relying on academic-cycle re-letting and plan Ground 4A notice windows.
- Review guarantor and arrears processes to manage mid-year notice risk. The Times
7) Frequently asked questions
Q: Can I still regain possession to sell or move in?
Yes — using the relevant Section 8 ground with correct notice and evidence.
Q: Do I need to re-issue contracts to current tenants?
No — existing ASTs convert automatically on commencement.
Q: What if a tenant challenges a rent increase?
The tribunal sets rent at market level. Keep comparables to justify increases.
Q: Are student fixed terms still possible?
- Private shared houses: generally no fixed terms, but Ground 4A supports academic-cycle possession.
- PBSA: expected to remain fixed-term eligible through exemption rules once regulations commence.
Q: When do the Ombudsman and Portal start?
Phase 2 begins from late 2026, with mandatory registration and fees. Exact dates will be confirmed by regulations.
Next steps
If you would like Reed Property Group to:
- review your portfolio for Act readiness,
- move you onto our fully managed service, or
- advise on student-letting strategy under the new rules,
please contact your Reed portfolio manager or our lettings team.
Reed Property Group
Fully Managed Lettings | Portfolio Management | Student Accommodation Specialists
