Renters' Rights Act 2025 becomes law, ending no-fault evictions in England

The Renters' Rights Act 2025 became law at 7:40pm on October 27, 2025, after receiving Royal Assent — a quiet moment with seismic consequences for 11 million private renters across England. For the first time in decades, landlords can no longer evict tenants without proving fault. The UK Government calls it the biggest overhaul of rental law in a generation. And for many, it’s long overdue.

What Changed Overnight?

Section 21 — the so-called ‘no-fault eviction’ clause — is dead. For years, landlords could kick tenants out with just two months’ notice, no reason needed. Thousands were pushed out because a landlord wanted to sell, raise the rent, or simply didn’t like the color of the curtains. Now, that’s gone. Instead, landlords must rely on specific, legally defined grounds — like rent arrears, property damage, or illegal activity — to begin eviction proceedings. This shift, confirmed by Pinsent Masons and Dentons, fundamentally rewires the power balance in England’s rental market.

Equally transformative is the end of the assured shorthold tenancy (AST). Gone are the rigid 6- or 12-month fixed contracts that trapped tenants. Under the new system, all tenancies will automatically become periodic — rolling month-to-month unless both parties agree otherwise. Tenants can now leave with just two months’ notice. Landlords, too, can regain possession — but only if they prove one of the new statutory grounds. It’s not a free pass for tenants; it’s a fairer system for everyone.

Why This Matters — And Who’s Still Worried

Shelter England’s October 28, 2025 update makes one thing clear: tenants aren’t suddenly free to walk away tomorrow. The Act is law — but none of its key provisions are active yet. Regulations still need to be drafted, forms updated, courts trained. Implementation is expected in 2026, though the UK Government hasn’t pinned down a date. That uncertainty is causing headaches.

Landlords, especially small-scale ones, are anxious. Total Landlord Insurance warns that the end of ASTs means landlords must rethink their entire approach to documentation. Keep detailed rent ledgers. Log every inspection. Save every text message. The new system demands proof — not just promises. As Letting a Property advises, “Your audit trail is your armor.”

Meanwhile, tenants who signed fixed-term contracts before the Act passed are still bound by them. No cooling-off period exists. If you signed a lease in September and changed your mind in October? Tough luck. You’re still on the hook for rent until the term ends — unless your landlord agrees to let you out. Shelter England stresses this: “Your tenancy starts the moment you sign, even if you haven’t moved in.”

The Bigger Picture: A Generational Shift

This isn’t just about rent receipts and eviction notices. It’s about dignity. For years, renters lived under the shadow of retaliation. Complain about mold? Risk a Section 21 notice. Ask for a repair? Get a rent hike next month. The Renters' Rights Act 2025 explicitly bans retaliatory evictions. Tenants can now challenge unsafe conditions or unreasonable rent hikes without fearing they’ll be forced out.

The UK Government ties this to its broader “Plan for Change,” a manifesto commitment to stabilize housing and rebuild trust. And it’s working — so far. Property prices in London’s rental hotspots have already dipped 1.2% since the bill passed, according to estate agent data. Investors are recalculating. Some are selling. Others are upgrading properties to attract long-term tenants — a win for quality.

But here’s the twist: this law doesn’t cover Scotland or Wales. Northern Ireland has its own rules. So while England gets this historic shift, the rest of the UK watches — and waits. Will Scotland follow? Will the Welsh Assembly act? The ripple effects could reshape housing policy across Britain.

What’s Next? The Waiting Game

As of October 28, 2025, the law is on the books. But the real work begins now. The Ministry of Housing must draft the detailed regulations — the forms landlords must use, the evidence thresholds for possession claims, the court procedures. That’s expected by spring 2026. Then, a six-month grace period follows before enforcement kicks in.

Meanwhile, legal firms are already preparing. Travers Smith notes the Act builds on a previously abandoned bill — but with sharper teeth. Tenant unions are training volunteers to help renters understand their new rights. Landlord associations are hosting webinars on “how to stay compliant.”

The message from the UK Government is simple: “We’re committed to setting out our implementation plans as soon as possible.” But “as soon as possible” doesn’t mean “right away.” And for renters still stuck in fixed-term leases, that delay feels like a lifetime.

Background: How We Got Here

Section 21 has existed since the Housing Act 1988. For 37 years, it was the default tool for landlords — easy, fast, and often abused. In 2023 alone, over 180,000 Section 21 notices were issued in England. Over 10% of those led to homelessness, according to Shelter England. Campaigners called it a “legalized eviction lottery.”

Previous governments promised reform. None delivered. Until now. The 2025 Act was drafted in the shadow of the pandemic, when thousands lost jobs and couldn’t pay rent — only to be evicted anyway. Public outrage grew. MPs from all parties backed the bill. Even the Conservative Party’s backbenchers, traditionally pro-landlord, saw the writing on the wall.

What’s surprising? The speed. The bill passed both Houses in just 11 weeks — an unusually fast timeline for housing legislation. And it passed without amendment. Rare in Westminster.