The Renters' Rights Act 2025 has introduced major reforms that now shape how landlords manage their properties. The focus is on greater tenant security, clearer processes, stronger standards and improved accountability across the private rented sector. Stay informed. Stay compliant. Stay protected.
What landlords need to know:
- All assured tenancies are now periodic: Assured Shorthold Tenancies have been abolished. Existing ASTs automatically became Assured Periodic Tenancies on 1st May 2026, and new assured tenancies can no longer have fixed terms or set end dates.
- Section 21 has ended: Landlords can no longer use Section 21 no fault notices. Possession must now be sought using the relevant Section 8 ground, supported by evidence and, where required, a court order.
- Rent increases follow one statutory route: Rent increases must now be handled through the Section 13 process using Form 4A. Landlords can increase rent no more than once every twelve months and must give at least two months’ notice. Tenants can challenge increases they believe are above open market rent.
- Rental bidding is prohibited: Landlords and agents must advertise a clear asking rent and cannot encourage or accept offers above the advertised rent.
- Rent in advance is restricted: Landlords and agents cannot ask for, encourage or accept rent before the tenancy agreement has been signed. Advance rent requirements are now tightly controlled, making referencing, guarantor arrangements and rent protection increasingly important.
- Pets must be considered reasonably: Tenants and applicants can request permission to keep a pet. Landlords can only refuse where there is a valid reason, and each request must be considered on its own facts.
- Discrimination rules have strengthened: Landlords and agents cannot discriminate against applicants because they receive benefits or have children.
- Student tenancies require care: Ground 4A may be available for certain full time student HMO lets where the property is needed for students in the next academic year, but it does not apply to every student let. Correct written notice and evidence are essential.
- Enforcement risk has increased: Local authorities now have wider powers to investigate and enforce breaches. Landlords and agents may face financial penalties, court action and Rent Repayment Orders for non compliance.
Staying Compliant: What Landlords Should Do Now
Now that the first phase of The Renters' Rights Act 2025 is in force, landlords should be reviewing how their properties, tenancy records and management processes operate under the new framework. Compliance is no longer simply about having the right certificates in place. It is about being able to evidence every decision, instruction, notice and payment process clearly.
Key steps landlords should take:
- Review tenancy documentation: Ensure all current and future tenancy agreements reflect the new Assured Periodic Tenancy framework and do not rely on fixed term end dates or outdated Section 21 wording.
- Audit compliance records: Gas safety, electrical safety, EPCs, deposit protection, prescribed information, smoke and carbon monoxide alarms, licensing and Right to Rent records should all be complete, current and easily accessible.
- Review rent strategy: Rent increases should be planned using market evidence, clear comparable data and the correct Section 13 Form 4A process.
- Prepare for possession evidence: Where a landlord may need to regain possession, evidence will be central. The correct ground must be selected, the right notice period must be given, and the landlord must be able to prove the ground relied upon.
- Assess rent protection options: With Section 21 removed and possession becoming more evidence based, rent guarantee insurance and professional guarantor products may form an important part of future risk planning.
- Review student and HMO lets: Where a landlord relies on the academic year cycle, it is essential to confirm whether the property qualifies for Ground 4A and whether the correct prior written notice has been served.
- Work with a regulated agent: The new system is technical, evidence led and compliance heavy. Working with a qualified and regulated agent helps ensure notices, documentation, rent reviews and risk management are handled correctly.
By staying informed through the latest government guidance and our detailed compliance article , landlords can navigate The Renters' Rights Act 2025 with confidence and protect both their income and their property. Click here for our Compliance Table.
Why Choose tlc Estate Agents
At tlc Estate Agents, we specialise exclusively in Kensington and Chelsea, combining more than 50 years of local knowledge with a compliance led approach to lettings and property management. The rental market has become more regulated and more technical, which makes expert guidance more important than ever. Our role is to help landlords remain legally secure, protect rental income and make confident decisions under The Renters' Rights Act 2025. We manage the details, monitor legislative change and ensure each tenancy is handled with care, accuracy and professionalism.
Our approach focuses on:
- Protecting rental income and long term property value
- Reducing risk through clear documentation, strong systems and proactive management
- Providing a boutique, personalised service with a dedicated expert who understands you and your property
- Maintaining compliance across certificates, notices, rent reviews, deposit handling and tenant communication
How we maximise returns:
- Providing accurate local valuations based on the Kensington and Chelsea market
- Marketing each property at the correct asking rent in line with the new rental bidding rules
- Carrying out careful applicant assessment and referencing
- Supporting landlords with rent protection options where suitable
- Managing rent reviews through the correct Section 13 process
- Keeping properties well maintained to reduce disputes and protect long term value
Recognised locally and consistently highly rated by clients, we are proud of a reputation built on professionalism, care and measurable results. As landlord responsibilities continue to increase, our role is to keep you compliant, protected and ahead of every change.
