Renters’ Rights Act 2025

Part 1 — Tenancy reform

Chapter 1 — Assured tenancies

End of certain kinds of assured tenancy

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

1

In the 1988 Act, before section 5 insert—

(4A) (1) Terms of an assured tenancy are of no effect so far as they provide— (a) for a tenancy to be a fixed term tenancy, or (b) for periods of the tenancy to be different from the periods for which rent is payable (“rent periods”). (2) Where terms of an assured tenancy are of no effect by virtue of subsection (1)(a) or (b), the tenancy has effect as a periodic tenancy under which the periods of the tenancy are the same as the rent periods. (3) Terms of an assured tenancy which provide for the rent periods are of no effect unless each rent period is— (a) a period of 28 days or shorter, or (b) a monthly rent period. (4) Those terms may provide for different rent periods at different times during the assured tenancy (but each rent period must be permitted by subsection (3)). (5) Where terms of an assured tenancy are of no effect by virtue of subsection (3), the tenancy has effect as if it provided— (a) for successive rent periods of one month beginning with the first day of the tenancy, and (b) for the rent for each such rent period— (i) to be the amount calculated in accordance with the formula in subsection (6), and (ii) to be due on the first day of the period. (6) The formula is— $$R D × 30.42$ where— R is the rent that would have been due for the first rent period of the tenancy under the terms that are of no effect by virtue of subsection (3); D is the number of whole days in that period.$ (7) Except as provided by subsections (1) and (3), nothing in this section limits any right of the landlord and the tenant to vary a term of a tenancy by agreement. (8) For the purposes of this section, terms of an assured tenancy provide for “monthly” rent periods if they provide for rent to be payable for successive periods of one month, disregarding any provision for the first period to be a different period not exceeding 30 days.

Abolition of assured shorthold tenancies

2

In the 1988 Act—

• (a) omit section 6A (demotion to assured shorthold tenancy because of anti-social behaviour);

• (b) omit Chapter 2 of Part 1 (assured shorthold tenancies).

Grounds for possession

Changes to grounds for possession

3

• (1) Schedule 1 contains amendments of Schedule 2 to the 1988 Act (grounds for possession of dwelling-houses let on assured tenancies).

• (2) In section 7 of the 1988 Act (orders for possession)—

• (a) in subsection (3), for “subsections (5A) and (6)” substitute “the following provisions of this section”;

• (b) in subsection (4) omit “, subject to subsections (5A) and (6) below,”;

• (c) in subsection (5) omit the words from “and Part IV” to the end”;

• (d) after subsection (5) insert—

(5ZA) The court may not make an order for possession of a dwelling-house on any of Grounds 1 to 5H or Ground 6A where— (a) a smallholding was previously let to the tenant under a tenancy to which the Agricultural Holdings Act 1986 applies (“the agricultural tenancy”), (b) the agricultural tenancy came to an end as a result of the operation of a notice to quit given in case A in Part 1 of Schedule 3 to that Act (“case A”), (c) the assured tenancy was granted immediately after the agricultural tenancy came to an end, and (d) the dwelling-house is let under the assured tenancy— (i) by the person who was the landlord under the agricultural tenancy (“the former agricultural landlord”), or (ii) by another person pursuant to a contract or other agreement entered into with the former agricultural landlord under which— (A) the dwelling-house is to be let as suitable alternative accommodation for the purposes of paragraph (b) of case A, and (B) this subsection is to apply. (5ZB) The court may not make an order for possession of a dwelling-house let on an assured tenancy on any of Grounds 1 to 5H or Ground 6A where, on the basis of the proposed let of the dwelling-house on that tenancy, the dwelling-house was deemed to be suitable alternative accommodation under paragraph 1(c) of Part 4 of Schedule 2 to the Housing Act 1985 for the purposes of section 84(2)(b) and (c) of that Act.

;

• (e) in subsection (5A)—

• (i) in paragraph (a), for “, 2, 5” substitute “to 5H, 6A, 6B”

• (ii) omit paragraph (b) (but not the “and” at the end).

• (f) after subsection (5A) insert—

(5B) The court may not make an order for possession of a dwelling-house let on an assured tenancy granted in accordance with section 554(3)(c) (before its repeal) or (ca) of the Housing Act 1985 on any of Grounds 1 to 5H or Ground 6A. (5C) In relation to the making of an order for possession of a dwelling-house let on an assured periodic tenancy arising under Schedule 10 to the Local Government and Housing Act 1989, Ground 6 is to apply as if— (a) in paragraph (b), the words “, but only in a case where section 7(5ZA) applies in relation to the tenancy” were omitted; (b) in the general redevelopment conditions, paragraph (f) was omitted; (c) in the landlord’s acquisition condition, in paragraph (a), the reference to the grant of the tenancy is a reference to the grant of the long residential tenancy which existed immediately before the assured periodic tenancy arose. (5D) If the only grounds for possession which the court is satisfied are established are either or both of Grounds 7A and 14 in Schedule 2, the court may not make an order for possession to take effect within— (a) the period of 14 days beginning with the date of service of the notice under section 8; or (b) where the court has exercised the power conferred by section 8(1)(b), the period of 14 days beginning— (i) if a purported notice of possession (within the meaning given by section 16M) was served on the tenant and the court considers it just and equitable, with the date on which the notice was served; (ii) otherwise, with the date on which the proceedings for possession began. (5E) In subsection (5C), a reference to a “long residential tenancy” is a reference to a tenancy to which Schedule 10 to the Local Government and Housing Act 1989 applies.

• (g) omit subsections (6), (6A), (6B) and (7).

• (3) In section 8 of the 1988 Act (notice of proceedings for possession)—

• (a) in subsection (1)(a) for “(4B)” substitute “(4AA)”;

• (b) in subsection (3)(b) for “(3A) to (4B)” substitute “(4) to (4AA)”;

• (c) omit subsection (3A);

• (d) in subsection (4)—

• (i) for “Ground 14” substitute “either or both of Grounds 7A and 14”;

• (ii) after “whether” insert “with or”;

• (iii) omit “or with any ground other than Ground 7A”;

• (e) for subsections (4A) and (4B) substitute—

(4AA) If a notice under this section does not specify Ground 7A or 14 in Schedule 2, the date specified in the notice as mentioned in subsection (3)(b) must not be before the end of the longest period shown in the following table for any ground specified in the notice.

;

• (f) after subsection (5) insert—

(5A) A notice given by an intermediate landlord under Ground 2ZA is to be treated, when the superior tenancy ends, as a notice given by the person who became the landlord by virtue of section 18 under Ground 2ZC. (5B) A notice given by an intermediate landlord under Ground 2ZB is to be treated, when the superior tenancy ends, as a notice given by the person who became the landlord by virtue of section 18 under Ground 2ZD.

;

• (g) omit subsection (6).

• (4) After section 8 of the 1988 Act insert—

(8ZA) (1) This section applies where the court exercises the power conferred by section 8(1)(b) in proceedings relating to Ground 4A, 5G or 6 in Schedule 2. (2) The court may, if it considers it just and equitable to do so— (a) where the proceedings relate to Ground 4A, disapply paragraph (d) of the ground; (b) where the proceedings relate to Ground 5G, disapply paragraph (b) of the ground; (c) where the proceedings relate to Ground 6, disapply paragraph (aa)(ii)(B) of the ground. (3) References in this section to grounds in Schedule 2 are to those grounds read in accordance with paragraph 12(2) of that Schedule.

• (5) After section 11 of the 1988 Act insert—

(11A) (1) This section applies where a court makes an order for possession of a dwelling-house let on an assured tenancy on Ground 6B in Schedule 2 to this Act (whether or not the order is also made on any other ground). (2) The court may order the landlord to pay to the tenant such sum as appears sufficient as compensation for damage or loss sustained by that tenant as a result of the order for possession. (3) In deciding whether to make an order under this section, and what compensation to order, the court must (in particular) take into account the circumstances which led to Ground 6B being available as a ground for making an order for possession (including any conduct by the tenant which caused or contributed to Ground 6B being available).

Possession for anti-social behaviour: relevant factors

4

In the 1988 Act, in section 9A—

• (a) in subsection (2), after paragraph (c) insert—

(d) whether the person against whom the order is sought has co-operated with any attempt by the landlord to encourage the conduct to cease.

;

• (b) after subsection (2) insert—

(3) Where the person against whom the order is sought is a tenant occupying an HMO, in considering effects mentioned in subsection (2)(a) the court must have particular regard to the effect on other occupiers who share with that person accommodation or facilities within the HMO. (4) For the purposes of subsection (3) occupiers of an HMO share accommodation or facilities if they are each entitled to use that accommodation or those facilities under the terms of a tenancy or licence to occupy. (5) In subsection (3) “HMO” has the same meaning as in Part 2 of the Housing Act 2004 (see section 77 of that Act).

Form of notice of proceedings for possession

5

In section 8 of the 1988 Act, after subsection (6) insert—

(7) Regulations made under section 45(1) by virtue of subsection (3) may— (a) provide for the form to be published by the Secretary of State; (b) provide that the form to be used is the version that has effect at the time the requirement applies.

Rent and other terms

Statutory procedure for increases of rent

6

• (1) Section 13 of the 1988 Act (increases of rent) is amended in accordance with subsections (2) to (8).

• (2) In the heading for “periodic tenancies” substitute “tenancies other than relevant low-cost tenancies”.

• (3) For subsection (1) substitute—

(1) This section applies to any assured tenancy other than a relevant low-cost tenancy.

• (4) In subsection (2)—

• (a) in paragraph (a), for “the minimum period” substitute “two months”;

• (b) in paragraph (b)—

• (i) for the words before sub-paragraph (i) substitute “either”;

• (ii) after sub-paragraph (i) insert “or”;

• (c) in paragraph (c)—

• (i) in the words before sub-paragraph (i), after “below” insert “, either”;

• (ii) after sub-paragraph (i) insert “or”.

• (5) Omit subsection (3).

• (6) In subsection (4)—

• (a) in paragraph (a), for “by an application in the prescribed form refers the notice to the appropriate tribunal” substitute “applies to the appropriate tribunal under section 14(A3)”;

• (b) in paragraph (b) for “variation of the rent which is different from” substitute “new rent which is lower than”.

• (7) After subsection (4) insert—

(4A) The rent for a period of an assured tenancy to which this section applies may not be greater than the rent for the previous period except by virtue of— (a) a notice under this section or an agreement under subsection (4)(b) following such a notice, (b) a determination under section 14, or (c) an agreement in writing between the landlord and the tenant varying the rent, following a determination by the appropriate tribunal under section 14, where the agreed rent is lower than the rent that would be payable under section 14ZA or 14ZB as a result of the determination; and any provision relating to an assured tenancy to which this section applies is of no effect so far as it provides that the rent for a particular period of the tenancy must or may be greater than the rent for the previous period otherwise than by virtue of a notice, determination or agreement mentioned in this subsection. (4B) Except as provided by subsection (4A), nothing in this section (or in sections 14 to 14ZB) limits any right of the landlord and the tenant under an assured tenancy to which this section applies to vary any term of the tenancy by agreement. (4C) In this section “relevant low-cost tenancy” means— (a) an assured tenancy of social housing, within the meaning of Part 2 of the Housing and Regeneration Act 2008, where the landlord is a private registered provider of social housing, and (b) any other assured tenancy of a description specified in regulations made by the Secretary of State. (4D) Regulations under subsection (4C)(b)— (a) may make different provision for different purposes; (b) are to be made by statutory instrument. (4E) A statutory instrument containing regulations under subsection (4C)(b) is subject to annulment in pursuance of a resolution of either House of Parliament.

• (8) Omit subsection (5).

• (9) After section 13 of the 1988 Act insert—