As the Renters’ Rights Act 2025 has now officially received Royal Assent on 27 October 2025, the roadmap for the biggest shake-up to the private rented sector in decades is clear. For landlords in Crawley, East Grinstead and across East Sussex, West Sussex and Surrey, the countdown has begun to 1 May 2026, when the most significant changes will take effect.
The Renters’ Rights Act 2025 is a landmark legislation that will transform the experience for England’s 11 million private renters and 2.3 million landlords. As an established independent estate and lettings company since 2000, we at Greenaway Residential have witnessed many legislative shifts over the past 26 years. Whilst this Act represents a fundamental change in how we manage properties, our role remains the same: to provide our landlords with peace of mind and ensure their investments are protected and compliant.
Here is our comprehensive breakdown of what you need to know and how we are preparing to support you through these changes.
The most talked-about reform is undoubtedly the abolition of Section 21 ‘no-fault’ evictions. From 1 May 2026, all new and existing tenancies will transition to a periodic (rolling) system. Fixed-term tenancies, which have been the bedrock of the private rented sector for decades, will become a thing of the past.
Greater Tenant Flexibility: Tenants will be able to end a tenancy at any time by providing two months’ written notice. This offers them considerably more freedom to move when their circumstances change.
Section 8 Grounds Only: You will only be able to regain possession of your property using specific grounds under Section 8 of the Housing Act 1988. The days of simply waiting for a fixed term to expire are over.
Strengthened Grounds for Possession: The Government is enhancing several Section 8 grounds to provide landlords with legitimate routes to possession. For instance, it will be easier to regain possession if you wish to sell the property or move back in yourself. However, a 12-month “protected period” will apply at the start of new tenancies, during which these grounds cannot be used.
Mandatory Rent Arrears Ground Modified: The mandatory ground for rent arrears has been adjusted. Landlords must now wait until tenants have accrued at least three months’ arrears (increased from two months) and provide four weeks’ notice (increased from two weeks) before commencing possession proceedings on a mandatory basis.
This represents a seismic shift in the landlord-tenant relationship, placing greater emphasis on finding quality tenants from the outset and maintaining positive, professional relationships throughout the tenancy.
The Renters’ Rights Act 2025 aims to make the financial aspects of renting more transparent and fairer for both parties. Here’s what’s changing:
From 1 May 2026, rent increases will be strictly regulated. You will be permitted to increase rent only once per year, and this must be done via the statutory Section 13 notice procedure. The increase can only be to market rate, and tenants must be given at least two months’ notice. Importantly, any rent increase can only take effect at least 12 months after the start of the tenancy.
Tenants retain the right to challenge a proposed rent increase at the First-tier Tribunal if they believe it exceeds market rate. The Tribunal has the power to determine the appropriate rent level and may back-date any award.
A practice that has caused frustration in competitive rental markets is now outlawed. Landlords and letting agents will be prohibited from inviting or accepting offers above the advertised asking price. This makes it illegal to encourage “bidding wars” between prospective tenants.
This change underscores the importance of accurate, professional property valuations. Setting the correct asking rent from the outset is now more critical than ever to attract suitable tenants whilst maximising your rental income.
One of the more significant practical changes concerns upfront rent payments. The Act prohibits landlords from requesting rent payments before a tenancy agreement has been signed and dated. Whilst holding deposits and tenancy deposits remain permissible before completion, rent can only be requested during what’s termed the “permitted pre-tenancy period” (after signing but before the tenancy term begins) or once the tenancy has commenced.
Furthermore, rent periods cannot exceed one calendar month. This effectively abolishes quarterly or longer rent payment schedules. Landlords will typically be able to request no more than one month’s rent in advance at the start of a tenancy, representing a substantial shift for those accustomed to requesting larger upfront sums.
The Renters’ Rights Act 2025 introduces two important new tenant rights that landlords must understand and accommodate.
From 1 May 2026, tenants will have a statutory right to request permission to keep a pet in their rental property. As a landlord, you cannot “unreasonably” refuse such a request. This doesn’t mean you must accept every pet request, but your refusal must be based on legitimate, reasonable grounds.
To protect landlords from potential damage, the Act permits you to require tenants to obtain pet insurance (sometimes called “pet damage insurance”) to cover any harm the animal might cause to the property. This provides a sensible safeguard whilst respecting tenants’ wishes to keep animal companions.
The Renters’ Rights Act 2025 makes it unlawful to operate blanket bans on certain categories of tenants. Specifically, you cannot refuse a prospective tenant simply because they:
This prohibition on discriminatory letting practices formalises what should already be standard professional conduct. At Greenaway Residential Estate and Letting Agents, we have always focused on assessing prospective tenants based on affordability, references and their ability to meet their obligations—not on their source of income or family circumstances.
These measures aim to open up the private rented sector to responsible tenants who may have previously faced unjustified barriers.
Understanding the implementation timeline is crucial for proper preparation. The Government has published a phased roadmap to give landlords, letting agents and local authorities adequate time to adapt.
The first changes take effect before Christmas 2025. Local housing authorities will gain enhanced investigatory powers to tackle rogue landlords and poor practices. Officers will have the authority to:
These powers are designed to support enforcement against illegal evictions, poor housing conditions and other breaches of housing legislation.
This is the pivotal date when the most transformative changes take effect:
From late 2026, two major infrastructure projects will be rolled out in stages:
Private Rented Sector Database: A mandatory national database will be established, requiring landlords to register and provide information about their properties and tenancies. This will be publicly accessible and aims to improve transparency across the sector.
Private Rented Sector Landlord Ombudsman: A new Ombudsman service will provide quick, fair, impartial and binding resolution for tenant complaints. All private landlords will be required to join the scheme. This will offer an alternative to court proceedings for resolving disputes.
The development of these systems will happen in stages, with regional rollout expected to continue into 2027 and beyond.
During this period, the Government plans to extend two significant quality standards to the private rented sector:
Awaab’s Law: Named after two-year-old Awaab Ishak forms part of the social housing (regulation) act 2023, who tragically died from exposure to mould in social housing, this law will impose strict time limits on landlords to address hazards like damp and mould. Landlords will face mandatory timeframes for investigating and remedying these issues.
Decent Homes Standard: Currently applied to social housing, this standard will be extended to private rentals. It requires properties to meet minimum standards for thermal comfort, repair and modern facilities. Specific implementation dates and details are yet to be confirmed, but landlords should begin assessing their properties against these criteria.
We understand these changes can feel daunting, particularly for landlords who have operated successfully under the existing system for many years. However, the Government’s phased roadmap for the Renters’ Rights Act 2025 is designed to provide adequate preparation time, and we are here to guide you through every step.
At Greenaway Residential Estate Agents, we are taking proactive measures to ensure our landlords are fully prepared for Renters’ Rights Act 2025:
Updating Tenancy Agreements: We are completely revising our tenancy documentation to reflect the new periodic tenancy structure and incorporate all new statutory requirements.
Training and Expertise: Our entire team is undergoing comprehensive training on the Section 8 grounds for possession, ensuring we understand the strengthened provisions and can advise you effectively.
Refining Management Processes: We are adapting our property management systems to accommodate the new rent increase procedures, pet request protocols and anti-discrimination requirements.
Compliance Monitoring: We’re establishing robust processes to ensure all properties meet emerging standards, including preparation for the Decent Homes Standard and Awaab’s Law provisions.
Proactive Communication: We will keep you informed of all regulatory developments and deadlines, ensuring you’re never caught off-guard by legislative changes.
The Renters’ Rights Act 2025 is explicitly designed to protect tenants whilst enabling responsible landlords to continue providing quality rental accommodation. Our goal is to ensure that “good landlords”—which describes all our clients—not only survive but thrive under the new regime.
By staying ahead of the compliance curve and maintaining professional, transparent relationships with tenants, we ensure your property remains a safe, profitable and stress-free investment. The Act’s protections for landlords who wish to sell or occupy their properties, coupled with strengthened rent arrears grounds, demonstrate that the Government recognises legitimate landlord interests.
Looking beyond May 2026 and the Renters’ Rights Act 2025, the introduction of the Decent Homes Standard and Awaab’s Law actually presents an opportunity. Properties that meet high standards of repair, safety and thermal efficiency will become increasingly attractive to quality tenants and may command premium rents. We can work with you to assess your portfolio and identify any improvements that will future-proof your investments.
If you have concerns about how these dates and provisions affect your specific portfolio, we strongly encourage you to reach out. Every landlord’s circumstances are different, and we can provide tailored advice on:
Contact our offices:
Crawley Office: 01293 561188
East Grinstead Office: 01342 777977
Alternatively, visit our website or drop into our offices for a face-to-face consultation. We’re here to ensure the Renters’ Rights Act 2025 enhances rather than undermines your property investment success.
The Renters’ Rights Act 2025 represents the most comprehensive reform to England’s private rented sector since the late 1980s. Whilst the changes are undeniably significant, particularly the abolition of Section 21 and the transition to periodic tenancies, they are not insurmountable.
For professional landlords who maintain quality properties, choose tenants carefully and fulfil their obligations, the new landscape offers continued opportunity. The Act’s provisions for legitimate possession grounds, including enhanced rights to sell or occupy properties, demonstrate that Government policy seeks to balance tenant protections with landlord interests.
The key to navigating this transition successfully is preparation, professional guidance and a commitment to best practices. At Greenaway Residential Lettings Agents, we’ve spent over two decades building our reputation on exactly these principles. As we’ve adapted to legislative changes throughout our 26-year history, we’re fully prepared to guide our landlords through this latest evolution.
The countdown to 1 May 2026 has begun. By working together, maintaining open communication and staying ahead of compliance requirements, we can ensure your property investments continue to deliver returns whilst providing quality homes for tenants across Crawley, East Grinstead, East Sussex and West Sussex.
The Renters’ Rights Act 2025 isn’t the end of buy-to-let—it’s a new chapter. And we’re here to help you write your success story within it.
For comprehensive lettings management services that keep you compliant and profitable under the Renters’ Rights Act 2025, contact Greenaway Residential Estate & Lettings Agents today. With offices in Crawley (01293 561188) and East Grinstead (01342 777977), we’re your local experts in navigating the changing rental landscape.