Renters’ Rights Act 2025 – What landlords need to know

Introduction

The private rental sector in England has entered a new era. The Renters’ Rights Act 2025 has received Royal Assent, marking the biggest shift in rental legislation for more than thirty years.
For landlords in Harbury, Leamington Spa, Southam, Warwick and nearby Warwickshire villages, it’s essential to understand what this means and to start preparing now. The first phase of reforms is set to take effect from 1 May 2026.

Major changes landlords must know

1. Abolition of Section 21 ‘No-Fault’ Evictions
From the implementation date, landlords will no longer be able to use Section 21 to evict tenants without reason. They must instead rely on valid grounds (via the revised Section 8 system) such as rent arrears, anti-social behaviour, or the landlord needing the property back.

2. All tenancies become periodic by default
Fixed-term assured shorthold tenancies will be replaced by periodic agreements. Tenants will gain flexibility (for example, a two-month notice to leave) while landlords can still use legal grounds for possession.

3. Improved tenant rights (pets, benefits, no bidding wars)

• Landlords must reasonably consider pet requests and cannot impose blanket bans.

• Discrimination on the basis of benefits (“No DSS”) will be banned.

• Rental bidding wars will be outlawed – asking rent must be published, and offers above it will be prohibited.

4. Decent homes standard & Awaab’s law extended
The Decent Homes Standard (previously for social housing) will apply to private rentals, meaning higher minimum standards for repair, safety and maintenance.
Also, under what is often referred to as Awaab’s Law, landlords will face stricter timelines for dealing with hazards like damp and mould.

5. New enforcement & ombudsman structures
A new Private Rented Sector Landlord Ombudsman and a national landlord/property database will require registration and allow faster dispute resolution.

How the timeline works

Although the Act became law on October 27 2025, many of the detailed regulations will not be in force until 1 May 2026. This gives landlords a transition period to prepare for the upcoming changes.

Existing tenancy agreements will not necessarily need to be reissued immediately, but landlords should ensure they can demonstrate compliance from the implementation date.

What this means locally for landlords in Harbury & surrounding villages

• If you own a property in Harbury, Southam, Leamington Spa, Bishop’s Itchington, Cubbington or other nearby villages, now is the time to review tenancy agreements for future-proofing.

• Ensure your viewings, lettings, and management procedures are up to the new expected standards (pets, benefit tenants, fair rent notices).

• If you’re using a letting agent, check that they are ready for the reforms (registration, database, updated documentation).

• For properties needing maintenance, now is a good window to carry out any upgrades,  aligning early with the future standard helps avoid last-minute compliance rushes.

• While the reforms are tenant-focused in many ways, they also protect good landlords by raising standards, transparency and professionalism across the sector.

How to prepare -  step by step

1. Review existing tenancy agreements for date clauses, fixed terms, and eviction grounds.

2. Check internal procedures, including rent increase strategy (annual only), pets policy, letting to people on benefits, and advertising rent appropriately.

3. Plan refurbishment or maintenance work now so that homes meet the upcoming Decent Homes Standard and reduced hazard-risk expectations.

4. Choose a compliant letting or management agent who is up to speed with the Act and fully registered.

5. Stay informed. Reach out for specialist advice and local support — we’re here to help you navigate from Harbury to Southam and beyond.

Need expert local advice?

If you’re unsure how the Renters’ Rights Act 2025 affects your rental property, or you want a friendly, local chat about next steps, the team at Hawthorn & Co are here to help.

Call us on 01926 919553 or email hello@hawthornandco.co.uk and we’ll walk you through what you need to know — simply and clearly.