The Renters' Rights Act 2025
Major change for tenants: The Renters' Rights Act 2025 significantly strengthened
tenant protections in England. The most important change is the abolition of Section 21 "no-fault"
evictions — landlords can no longer end a tenancy simply because they want the property back. They
must now have a valid legal reason.
Key changes under the Act include:
- No more Section 21. Landlords must use Section 8 and cite specific grounds (e.g. rent arrears, wanting to sell) to end a tenancy.
- Stronger grounds for tenants. The grounds a landlord can rely on are defined and limited by law.
- Pet rights. Landlords cannot unreasonably refuse a request to keep a pet. They can require pet insurance as a condition.
- Awaab's Law. Landlords must investigate and fix damp and mould hazards within strict timeframes.
- Private Rented Sector Database. All landlords must register on a new national database.
Quiet enjoyment
You have the right to quiet enjoyment of your home — meaning the landlord cannot
enter without your permission. In England, they must give you at least 24 hours' written notice
before any non-emergency visit, and must visit at a reasonable time of day.
If a landlord enters without notice or permission, this is a breach of your tenancy agreement and
potentially a criminal offence under the Protection from Eviction Act 1977.
If a landlord harasses you — repeatedly calls late at night, enters without notice,
or attempts to intimidate you into leaving — contact your local council's housing team immediately.
Harassment and illegal eviction are criminal offences.
Repairs and maintenance
Your landlord is legally responsible for maintaining:
- The structure and exterior of the property (walls, roof, windows, doors)
- Heating and hot water systems
- Gas, electricity, and plumbing installations
- Sanitation (baths, sinks, toilets)
- Common areas in HMOs and flats
You are responsible for minor maintenance (changing light bulbs, keeping the property clean) and
for any damage you or your guests cause beyond fair wear and tear.
Reporting repairs: Always report problems in writing (email is fine) so there's a
dated record. If a landlord fails to carry out repairs within a reasonable time, you can:
- Contact your local council to request a Housing Health and Safety Rating System (HHSRS) inspection
- Apply to the First-tier Tribunal for a rent repayment order if the property has hazards
- In serious cases, the council can serve an improvement notice on the landlord
Deposit protection
Your deposit must be protected in a government-approved scheme within 30 days of payment.
At the end of your tenancy, the landlord must return it within 10 days of you both agreeing
the final amount.
Deductions are only permitted for:
- Unpaid rent
- Damage beyond fair wear and tear
- Cleaning costs where the property is returned in a worse condition than at check-in
- Missing items listed on the inventory
Fair wear and tear covers natural deterioration over time — scuffs on walls, worn
carpets, faded curtains. A landlord cannot deduct for these. If you dispute a deduction, raise it
through the deposit scheme's free Alternative Dispute Resolution (ADR) service before going to court.
Rent increases
During a fixed term, your landlord generally cannot raise the rent unless the tenancy agreement
contains a specific rent review clause. After the fixed term, or on a periodic tenancy, landlords
in England must use Section 13 of the Housing Act 1988 to propose a new rent.
This requires:
- At least 2 months' written notice (on the prescribed Form 4)
- The new rent taking effect no earlier than the first anniversary of the tenancy
- No more than one increase per year
If you believe the proposed rent is above market rate, you can refer it to the
First-tier Tribunal (Property Chamber) before the increase takes effect. The tribunal
will assess the open market rent for the property and can set a lower figure.
Safety standards
Your landlord must by law:
- Carry out an annual gas safety check and provide you with a copy of the certificate
- Ensure the electrical installation is inspected every 5 years (EICR) and provide a copy
- Install working smoke alarms on every floor and carbon monoxide alarms in rooms with solid-fuel appliances
- Ensure the property has a valid Energy Performance Certificate (EPC) — minimum E rating for new tenancies
If you haven't received copies of the gas safety certificate or EICR, ask for them in writing.
A landlord who cannot produce them may be in breach of their legal obligations.
Ending your tenancy
During a fixed term you can only leave early if:
- There is a break clause in your agreement that allows it
- The landlord agrees (sometimes called a surrender)
- The landlord has seriously breached the tenancy (e.g. not carried out critical repairs)
After the fixed term, on a periodic tenancy, the notice you must give is typically one rental period
(usually one month) unless your agreement states otherwise. Always give notice in writing and keep a copy.
Where to get help
- Citizens Advice — free, impartial advice on housing rights
- Shelter — specialist housing charity with a free helpline (0808 800 4444)
- Your local council's housing team — can intervene on repairs, harassment, and illegal eviction
- The Property Ombudsman — if your issue is with a letting agent
- First-tier Tribunal (Property Chamber) — for rent disputes and leasehold issues