Renters’ Rights Act 2025

1. Introductory Text

2. Part 1 Tenancy reform

   1. Chapter 1 Assured tenancies

      1. End of certain kinds of assured tenancy

         1. 1. Assured tenancies to be periodic with rent period not exceeding a month

         2. 2. Abolition of assured shorthold tenancies

      2. Grounds for possession

         1. 3. Changes to grounds for possession

         2. 4. Possession for anti-social behaviour: relevant factors

         3. 5. Form of notice of proceedings for possession

      3. Rent and other terms

         1. 6. Statutory procedure for increases of rent

         2. 7. Challenging amount or increase of rent

         3. 8. Prohibition of rent in advance after lease entered into (except initial rent)

         4. 9. Prohibition of rent in advance before lease entered into

         5. 10. Repayment of rent paid for days after end of tenancy

         6. 11. Right to request permission to keep a pet

      4. Duties of landlords etc

         1. 12. Duty of landlord and contractor to give statement of terms etc

         2. 13. Other duties

         3. 14. Landlords acting through others

      5. Landlords etc: financial penalties and offences

         1. 15. Landlords etc: financial penalties and offences

         2. 16. Financial penalties: procedure, appeals and enforcement

      6. Landlords etc: supplementary

         1. 17. Duties of landlords etc, penalties and offences: interpretation

         2. 18. No criminal liability of the Crown under Part 1 of 1988 Act

         3. 19. Guarantor not liable for rent payable after tenant’s death

      7. Other changes

         1. 20. Notices to quit by tenants under assured tenancies: timing

         2. 21. Notices to quit by tenants under assured tenancies: other

         3. 22. Limitation on obligation to pay removal expenses

         4. 23. Assured agricultural occupancies: grounds for possession

         5. 24. Assured agricultural occupancies: opting out etc

         6. 25. Accommodation for homeless people: duties of local authority

         7. 26. Tenancy deposit requirements

         8. 27. Tenant fees

      8. Other amendments

         1. 28. Liability of tenants under assured tenancies for council tax

         2. 29. Other amendments

      9. Powers of Secretary of State

         1. 30. Powers of Secretary of State in connection with Chapter 1

   2. Chapter 2 Tenancies that cannot be assured tenancies

      1. 31. Long tenancies and financial services products

      2. 32. Accommodation for homeless people or students

   3. Chapter 3 Discrimination in the rental market: England

      1. Discrimination and discriminatory terms: children and benefits status

         1. 33. Discrimination relating to children

         2. 34. Discrimination relating to benefits status

         3. 35. Discriminatory terms in a tenancy relating to children or benefits status

         4. 36. Terms in superior leases relating to children or benefits status

         5. 37. Terms in mortgages relating to children or benefits status

         6. 38. Terms in insurance contracts relating to children or benefits status

      2. Discrimination and discriminatory terms: power to protect others

         1. 39. Power of the Secretary of State to protect others

      3. Discrimination: financial penalties

         1. 40. Financial penalties for breach of anti-discrimination provisions

      4. Supplementary

         1. 41. No prohibition on taking income into account

         2. 42. Interpretation of Chapter 3

   4. Chapter 4 Discrimination in the rental market: Wales

      1. Prohibitions of discrimination

         1. 43. Discrimination relating to children or benefits status: Welsh language

         2. 44. Discrimination relating to children or benefits status: English language

         3. 45. Amendment of short title of Renting Homes (Fees etc.) (Wales) Act 2019

      2. Discriminatory terms

         1. 46. Amendments of Renting Homes (Wales) Act 2016 regarding discrimination

      3. Supplementary

         1. 47. Power of Welsh Ministers to protect others

         2. 48. Power of Secretary of State to protect others

         3. 49. Regulations

   5. Chapter 5 Discrimination in the rental market: Scotland

      1. Discrimination and discriminatory terms: children and benefits status

         1. 50. Discrimination relating to children or benefits status

         2. 51. Terms in standard securities relating to children or benefits status

         3. 52. Terms in insurance contracts relating to children or benefits status

      2. Discrimination and discriminatory terms: power to protect others

         1. 53. Power of Scottish Ministers to protect others

         2. 54. Power of Secretary of State to protect others

      3. Supplementary

         1. 55. Interpretation of Chapter 5

   6. Chapter 6 Stating the proposed rent and rental bidding

      1. 56. Requirement to state rent and to avoid rental bidding

      2. 57. Financial penalties

   7. Chapter 7 Miscellaneous

      1. 58. Penalties for unlawful eviction or harassment of occupier

      2. 59. Abandoned premises under assured shorthold tenancies

      3. 60. Remedying of hazards occurring in dwelling-houses in England

      4. 61. Remedying of hazards occurring in accommodation in England occupied under licence

      5. 62. Student accommodation that is not an HMO

3. Part 2 Residential landlords

   1. Chapter 1 Meaning of “residential landlord”

      1. 63. Meaning of “residential landlord”

   2. Chapter 2 Landlord redress schemes

      1. Landlord redress schemes

         1. 64. Landlord redress schemes

         2. 65. Approval and designation of landlord redress schemes

         3. 66. Financial penalties

         4. 67. Offences

         5. 68. Decision under a landlord redress scheme may be made enforceable as if it were a court order

         6. 69. Landlord redress schemes: no Crown status

      2. Guidance

         1. 70. Guidance for scheme administrator and local housing authority

      3. Interpretation

         1. 71. Interpretation of Chapter 2

      4. Related amendments

         1. 72. Housing activities under social rented sector scheme

         2. 73. Other amendments connected with landlord redress schemes

         3. 74. Local Commissioners’ investigation of complaints by persons who are not tenants

   3. Chapter 3 The Private Rented Sector Database

      1. The database and the database operator

         1. 75. The database

         2. 76. The database operator

      2. Landlord and dwelling entries

         1. 77. Making entries in the database

         2. 78. Requirement to keep active entries up-to-date

         3. 79. Circumstances in which active entries become inactive and vice versa

         4. 80. Verification, correction and removal of entries

         5. 81. Fees for landlord and dwelling entries

      3. Marketing, advertising and letting

         1. 82. Restrictions on marketing, advertising and letting dwellings

      4. Entries relating to banning orders, offences, financial penalties, etc.

         1. 83. Entries relating to banning orders, offences, financial penalties, etc.

      5. Further duties of database operator

         1. 84. Allocation of unique identifiers

         2. 85. Other duties

      6. Access to and use of information in database

         1. 86. Access to the database

         2. 87. Disclosure by database operator etc

         3. 88. Use of information from the database

      7. Removal of entries

         1. 89. Removal of entries from database

      8. Enforcement

         1. 90. Restriction on gaining possession

         2. 91. Financial penalties

         3. 92. Offences

      9. Final provisions

         1. 93. Power to direct database operator and local housing authorities

         2. 94. Entries under section 83: minor and consequential amendments

         3. 95. Different provision for different purposes: joint landlords

         4. 96. Interpretation of Chapter 3

   4. Chapter 4 Part 2: supplementary provision

      1. 97. Financial assistance by Secretary of State

      2. 98. Rent repayment orders for offences under the Housing Act 1988 and sections 67 and 92 of this Act

      3. 99. Interpretation of Part 2

4. Part 3 Decent homes standard

   1. 100. Decent homes standard

   2. 101. The standard of MOD accommodation

5. Part 4 Enforcement

   1. Chapter 1 Sanctions

      1. 102. Financial penalties

      2. 103. Rent repayment orders: liability of landlords and superior landlords

      3. 104. Rent repayment orders: liability of directors etc

      4. 105. Unlicensed HMOs and houses: offences

      5. 106. Service of improvement notices on landlords and licensors

   2. Chapter 2 Enforcement authorities

      1. 107. Enforcement by local housing authorities: general duty

      2. 108. Enforcement by local housing authorities: duty to notify

      3. 109. Enforcement by county councils: duty to notify

      4. 110. Duty to report

      5. 111. Lead enforcement authority

      6. 112. General duties and powers of lead enforcement authority

      7. 113. Enforcement by the lead enforcement authority

   3. Chapter 3 Investigatory powers

      1. Investigatory powers under this Act

         1. 114. Power of local housing authority to require information from relevant person

         2. 115. Power of local housing authority to require information from any person

         3. 116. Enforcement of power to require information from any person

         4. 117. Limitation on use of information provided under section 115

         5. 118. Business premises: entry without warrant

         6. 119. Duties where occupiers are on business premises entered without warrant

         7. 120. Business premises: warrant authorising entry

         8. 121. Business premises: entry under warrant

         9. 122. Power to require production of documents following entry

         10. 123. Power to seize documents following entry

         11. 124. Access to seized documents

         12. 125. Appeal against detention of documents

         13. 126. Suspected residential tenancy: entry without warrant

         14. 127. Duties where occupiers are on residential premises entered without warrant

         15. 128. Suspected residential tenancy: warrant authorising entry

         16. 129. Suspected residential tenancy: entry under warrant

         17. 130. Powers of accompanying persons

         18. 131. Offences

         19. 132. Investigatory powers: interpretation

      2. Amendments

         1. 133. Additional powers of seizure under Criminal Justice and Police Act 2001

         2. 134. Use by local housing authority of certain information

         3. 135. Investigatory powers under the Housing Act 2004

         4. 136. Client money protection schemes: investigatory powers of local authorities

6. Part 5 General

   1. 137. Interpretation

   2. 138. Crown application

   3. 139. Application to Parliament

   4. 140. Regulations

   5. 141. Power of Welsh Ministers to make consequential provision

   6. 142. Power of Scottish Ministers to make consequential provision

   7. 143. Power of Secretary of State to make consequential provision

   8. 144. Extent

   9. 145. Commencement

   10. 146. Existing assured tenancies to continue as section 4A assured tenancies

   11. 147. Fixed term assured tenancy and statutory periodic tenancy to be treated as single assured tenancy

   12. 148. Transitional provision

   13. 149. Short title

7. Schedules

   1. Schedule 1

      Changes to grounds for possession

      1. 1. Introductory

      2. 2. Amendments of Ground 1: occupation by landlord or family

      3. 3. New ground for sale of dwelling-house

      4. 4. New ground for possession after rent-to-buy agreement

      5. 5. Amendments of Ground 2: sale by mortgagee

      6. 6. New ground for possession when superior lease ends

      7. 7. New grounds for possession in cases where there is a superior lease

      8. 8. Repeal of Ground 3: holiday accommodation

      9. 9. Amendments of Ground 4: student accommodation

      10. 10. New ground for possession of student accommodation for occupation by students

      11. 11. Amendment of Ground 5: ministers of religion

      12. 12. New ground for possession for occupation by agricultural worker

      13. 13. New ground for possession for occupation by person who meets employment requirements

      14. 14. Ground 16 to be renumbered as Ground 5C and to be a mandatory ground for possession

      15. 15. New ground for possession for end of employment requirements

      16. 16. New ground for possession for occupation as supported accommodation

      17. 17. New grounds for possession of dwelling-house occupied as supported accommodation

      18. 18. New ground for possession for tenancy granted for homelessness duty

      19. 19. New ground for possession of stepping stone accommodation

      20. 20. Amendments of Ground 6: redevelopment

      21. 21. New ground for possession of alternative accommodation provided during redevelopment

      22. 22. New ground for possession to allow compliance with enforcement action

      23. 23. Amendments of Ground 7: death of tenant

      24. 24. Amendments of Ground 8: rent arrears

      25. 25. Power to amend Schedule 2 and new interpretation provisions

   2. Schedule 2

      Amendments relating to Chapter 1 of Part 1

      1. 1. Reserve and Auxiliary Forces (Protection of Civil Interests) Act 1951

      2. 2. In section 16 (protection of tenure of certain rented premises...

      3. 3. In section 17 (provision supplementary to section 16 of that...

      4. 4. In section 18 (protection of tenure under a licence or...

      5. 5. In section 19 (limitation of application of Housing Act 1988...

      6. 6. In section 20 (modifications) as it applies otherwise than to...

      7. 7. In section 23 (interpretation) omit the definitions of “fixed term...

      8. 8. Greater London Council (General Powers) Act 1973

      9. 9. Housing Act 1985

      10. 10. In section 81ZA (grant of secure tenancies in cases of...

      11. 11. In section 81B (cases where old-style English secure tenancies may...

      12. 12. In section 82A (demotion because of anti-social behaviour)—

      13. 13. In section 171B (extent of preserved right), omit subsection (1A)....

      14. 14. In section 553 (effect of repurchase on certain existing tenancies...

      15. 15. In section 554 (grant of tenancy to former owner-occupier), in...

      16. 16. In Part 4 of Schedule 2 (grounds for possession: secure...

      17. 17. In Schedule 3 (grounds for withholding consent to assignment by...

      18. 18. Landlord and Tenant Act 1985

      19. 19. Agricultural Holdings Act 1986

      20. 20. Housing Act 1988

      21. 21. In section 1 (assured tenancies), in subsection (5), omit “(and...

      22. 22. In section 1A (application of Chapters 1, 2 and 3...

      23. 23. In section 5 (security of tenure)— (a) in subsection (1)—...

      24. 24. Omit section 6.

      25. 25. In section 9 (extended discretion of court in possession claims),...

      26. 26. In section 10A (power to order transfer of tenancy in...

      27. 27. In section 15 (limited prohibition on assignment etc. without consent),...

      28. 28. In section 17 (succession to assured tenancy)—

      29. 29. In section 18 (provisions as to reversions on assured tenancies)—...

      30. 30. In section 34 (restrictions on new protected tenancies and agricultural...

      31. 31. In section 37 (no further assured tenancies under Housing Act...

      32. 32. (1) Section 39 (statutory tenants: succession) is amended as follows....

      33. 33. In section 41 (rent assessment committees: procedure and information powers),...

      34. 34. In section 41A (amounts attributable to services) omit “or 22”....

      35. 35. In section 45 (interpretation of Part 1)—

      36. 36. In Schedule 2 (grounds for possession)— (a) in Part 3,...

      37. 37. In Schedule 4 (statutory tenants: succession), in Part 3, omit...

      38. 38. Local Government and Housing Act 1989

      39. 39. In Schedule 10 (security of tenure on ending of long...

      40. 40. In Schedule 11 (minor and consequential amendments), omit paragraphs 103...

      41. 41. Housing Act 1996

      42. 42. In section 64 omit the entry for “assured shorthold tenancy”....

      43. 43. Omit sections 96 to 100.

      44. 44. In section 124 (introductory tenancies), in subsection (2)(b), omit “,...

      45. 45. In section 125 (duration of introductory tenancy)—

      46. 46. In section 143 (index of defined expressions) omit “and assured...

      47. 47. In section 143C (change of landlord), in subsection (3), omit...

      48. 48. In section 175 (homelessness and threatened homelessness), in subsection (5)—...

      49. 49. In section 188 (interim duty to accommodate in case of...

      50. 50. In section 193A(4) (consequences of refusal of final accommodation offer...

      51. 51. In section 195 (duties in cases of threatened homelessness), in...

      52. 52. In section 209 (discharge of interim duties: arrangements with private...

      53. 53. In section 218 (index of defined expressions: Part 7), in...

      54. 54. In section 230 (minor definitions: general), in the first definition,...

      55. 55. Omit Schedule 7.

      56. 56. Capital Allowances Act 2001

      57. 57. Police Reform Act 2002

      58. 58. Homelessness Act 2002

      59. 59. Finance Act 2003

      60. 60. Anti-social Behaviour Act 2003

      61. 61. Housing Act 2004

      62. 62. Omit section 75.

      63. 63. Omit section 98.

      64. 64. In section 116 (general effect of final management orders), in...

      65. 65. In section 136 (making of final EDMOs), in subsection (5),...

      66. 66. In Schedule 7 (general effect of final EDMOs), in paragraph...

      67. 67. Housing and Regeneration Act 2008

      68. 68. In section 180 (right to acquire)— (a) in subsection (2)(a),...

      69. 69. In Schedule 11 (possession orders relating to certain tenancies), in...

      70. 70. Regulatory Enforcement and Sanctions Act 2008

      71. 71. Charities Act 2011

      72. 72. Localism Act 2011

      73. 73. Deregulation Act 2015

      74. 74. Immigration Act 2016

      75. 75. Renting Homes (Wales) Act 2016 (anaw 1)

      76. 76. Homelessness Reduction Act 2017

   3. Schedule 3

      Amendments connected with landlord redress schemes

      1. 1. Local Government Act 1974

      2. 2. (1) Section 33 (consultation between Local Commissioner and other Commissioners...

      3. 3. (1) Section 33ZA (collaborative working between Local Commissioners and others)...

      4. 4. In section 33ZB (arrangements for provision of administrative and other...

      5. 5. In section 34 (interpretation), in subsection (1), at the appropriate...

      6. 6. Housing Act 1996

      7. 7. Government of Wales Act 1998

      8. 8. Public Services Ombudsman (Wales) Act 2005

      9. 9. Localism Act 2011

      10. 10. Building Safety Act 2022

      11. 11. In Schedule 3 (cooperation and information sharing), in paragraph 3,...

      12. 12. In Schedule 10 (amendments in connection with new homes ombudsman),...

      13. 13. Leasehold and Freehold Reform Act 2024

   4. Schedule 4

      Decent homes standard

      1. Part 1 Amendments of Housing Act 2004

         1. 1. The Housing Act 2004 is amended as follows.

         2. 2. (1) Section 1 (new system for assessing housing conditions and...

         3. 3. (1) Section 4 (inspections by local housing authorities) is amended...

         4. 4. (1) Section 5 (general duty to take enforcement action) is...

         5. 5. In the heading to section 6 (how duty under section...

         6. 6. After section 6 insert— Financial penalties relating to category 1...

         7. 7. (1) Section 7 (powers to take enforcement action) is amended...

         8. 8. In section 8 (reasons for decision to take enforcement action),...

         9. 9. (1) Section 9 (guidance about inspections and enforcement action) is...

         10. 10. In the heading of Chapter 2 of Part 1 (improvement...

         11. 11. (1) Section 11 (improvement notices relating to category 1 hazards:...

         12. 12. (1) Section 12 (improvement notices relating to category 2 hazards:...

         13. 13. (1) Section 13 (contents of improvement notices) is amended as...

         14. 14. In section 16(3) (revocation and variation of improvement notices)—

         15. 15. (1) Section 19 (change in person liable to comply with...

         16. 16. (1) In section 20 (prohibition orders relating to category 1...

         17. 17. (1) Section 21 (prohibition orders relating to category 2 hazards:...

         18. 18. (1) Section 22 (contents of prohibition orders) is amended as...

         19. 19. (1) Section 25 (revocation and variation of prohibition orders) is...

         20. 20. In the italic heading before section 28, omit “Hazard”.

         21. 21. (1) Section 28 (hazard awareness notices relating to category 1...

         22. 22. (1) Section 29 (hazard awareness notices relating to category 2...

         23. 23. (1) Section 30 (offence of failing to comply with improvement...

         24. 24. In section 32 (offence of failing to comply with prohibition...

         25. 25. In section 35 (power of court to order occupier or...

         26. 26. (1) Section 40 (emergency remedial action) is amended as follows....

         27. 27. In section 41 (notice of emergency remedial action), in subsection...

         28. 28. In section 43 (emergency prohibition orders), for subsection (1) substitute—...

         29. 29. In section 44 (contents of emergency prohibition orders), in subsection...

         30. 30. In section 49 (power to charge for certain enforcement action)—...

         31. 31. In section 50 (recovery of charge under section 49), in...

         32. 32. In section 54 (index of defined expressions: Part 1)—

         33. 33. (1) Section 250 (orders and regulations) is amended as follows....

         34. 34. Before Schedule 1 insert— Schedule A1 Procedure and appeals relating...

         35. 35. (1) Schedule 1 (procedure and appeals relating to improvement notices)...

         36. 36. (1) Schedule 2 (procedure and appeals relating to prohibition orders)...

         37. 37. (1) Schedule 3 (improvement notices: enforcement action by local housing...

      2. Part 2 Amendments of other Acts

         1. 38. Land Compensation Act 1973

         2. 39. Housing Act 1985

         3. 40. Housing and Regeneration Act 2008

         4. 41. Housing and Planning Act 2016

         5. 42. Tenant Fees Act 2019

   5. Schedule 5

      Financial penalties

      1. 1. Notice of intent

      2. 2. (1) The notice of intent must be given before the...

      3. 3. The notice of intent must set out—

      4. 4. Right to make representations

      5. 5. Final notice

      6. 6. If the local housing authority decides to impose a financial...

      7. 7. The final notice must require the penalty to be paid...

      8. 8. The final notice must set out— (a) the date on...

      9. 9. Withdrawal or amendment of notice

      10. 10. Appeals

      11. 11. Recovery of financial penalty

      12. 12. Proceeds of financial penalties

      13. 13. Any proceeds of a financial penalty imposed under section 40,...

      14. 14. (1) In paragraph 12, enforcement functions “in relation to the...

   6. Schedule 6

      Transitional provision

      1. Part 1 Application of Chapter 1 of Part 1 to existing tenancies

         1. 1. Tenancies which become periodic on the commencement date

         2. 2. Section 1: start of deemed rent period for existing tenancies

         3. 3. Section 2: claim form for section 21 possession proceedings already requested

         4. 4. Section 2: claim form for section 21 possession proceedings not already requested

         5. 5. Section 3(2)(g): saving of section 7(7) in relation to tenancies where fixed term ends before commencement date

         6. 6. Section 6: no effect on rent increases before commencement date

         7. 7. Sections 12, 13 and 15: provision of information in writing

         8. 8. Section 15: no liability in respect of conduct before commencement date

         9. 9. Section 20: no effect on notice to quit given before commencement date

         10. 10. Section 24: existing opt-out notices for assured agricultural occupancies

         11. 11. Section 26: tenancy deposits

         12. 12. Section 27: tenant fees

         13. 13. Schedule 1: student accommodation ground

         14. 14. Schedule 1: stepping stone accommodation ground

         15. 15. Schedule 1: redevelopment ground

         16. 16. Claim form for section 8 possession proceedings already requested

         17. 17. Claim form for section 8 possession proceedings not already requested

         18. 18. Interpretation

      2. Part 2 Existing instruments which permit or require letting etc

         1. 19. Key definitions

         2. 20. Saving for existing powers to vary

         3. 21. Relevant pre-application instruments that permit letting on tenancies that are no longer possible

         4. 22. Relevant pre-application instruments that permit letting on tenancies that continue to be possible

         5. 23. Relevant pre-application instruments that require letting on tenancies that are no longer possible

         6. 24. Relevant pre-application instruments that require letting on tenancies that continue to be possible

         7. 25. Pre-commencement s.106 obligations with provision relating to letting on terms that are no longer possible

         8. 26. Pre-commencement s.106 obligations with provision relating to letting on terms that continue to be possible

         9. 27. Requirements under the Community Infrastructure Regulations 2010

         10. 28. Leases which cannot be returned at end of term free of sub-lease

         11. 29. Application to agreements etc relating to leases, mortgage arrangements or contracts of insurance

         12. 30. Application to sub-letting

         13. 31. Application in certain circumstances

         14. 32. Power to disapply or modify this Part

         15. 33. Meaning of “permitting” letting

         16. 34. Interpretation