The Renters' Rights Act 2025 is the most significant reform to England's private rented sector since the Housing Act 1988. Phase one came into force on 1 May 2026. It is now one of the most important subjects for landlords and tenants to understand: not in theory, but in day-to-day management, documentation and communication.
Here is a practical summary. Not the full Act. That runs to hundreds of pages. Just the changes that matter in practice, and what they mean for the Wimbledon rental market.
Section 21 is gone
The headline change. Landlords can no longer ask a tenant to leave without providing a legally valid reason. All evictions now use Section 8 grounds, which have been updated and expanded.
This does not mean you have lost the ability to recover your property. It means you need a documented reason: rent arrears, antisocial behaviour, intention to sell, or the landlord or a close family member needing to move in. The process is more structured. Preparation and record-keeping matter more than they used to.
For tenants, this is a significant protection. You cannot be asked to leave simply because a fixed term ended or because the landlord prefers not to renew. If you pay your rent, look after the property and meet your obligations, your tenancy is substantially more secure.
No more fixed terms
Assured shorthold tenancies (the standard form for decades) are replaced by rolling periodic tenancies from day one. No more six-month or twelve-month fixed terms.
For tenants, this means flexibility. You can give two months' notice to leave at any point. For landlords, it means accepting that tenants may leave with less notice than before, but it also removes the administrative cycle of renewals and the legal grey areas around break clauses.
Rent increases are regulated
Once per year only, using the prescribed rent-increase process and giving at least two months’ notice. The increase must reflect the market rate. Tenants can challenge increases through the First-tier Tribunal, and critically, the Tribunal can no longer set the rent higher than the landlord proposed, which removes a deterrent that previously discouraged tenants from challenging.
For landlords, this makes getting the starting rent right more important than ever; a measured rental appraisal is the right starting point. You cannot correct an underpriced tenancy quickly, and any proposed increase needs to be supported by comparable evidence.
Rental bidding is banned
You cannot advertise a rent and then accept offers above it. The advertised figure must be the genuine asking price. This closes the bidding wars that became common in tight London rental markets and reinforces the importance of evidence-based pricing from the outset.
Tenants can request pets
A contractual right to request, which landlords must consider reasonably. Blanket bans are no longer permissible. If a pet causes damage, the usual repair and tenancy-deposit processes can still apply. Pet requests should be considered individually and reasonably.
My experience so far is that landlords who engage constructively with this do better than those who resist. Many tenants with pets are responsible, long-term occupants who will prioritise staying in a property where they feel welcome.
Discrimination protections
It is now explicitly unlawful to refuse tenants on the basis that they have children or receive benefits. These protections existed in broader equality law, but the Act codifies them in the lettings context. Marketing language, referencing criteria and decision-making processes need to reflect this.
What is still coming
Phase one covers the core tenancy reforms. Phase two, expected from late 2026 onward, will introduce:
The Private Rented Sector Database: landlords will need to register themselves, their properties and their compliance documentation centrally. Expected to launch regionally before rolling out nationally.
A new Landlord Ombudsman: independent dispute resolution, likely mandatory from 2028.
The Decent Homes Standard extended to private rentals: a defined minimum standard of condition, safety and repair. Implementation date pending.
Awaab's Law: response timelines for serious hazards like damp and mould, extended to the private sector. Date pending.
What this means locally
The Wimbledon rental market remains strong. Demand from professionals, families and relocating tenants continues to outpace supply across SW19. The Renters' Rights Act does not change that fundamental dynamic.
What it changes is the framework. Compliance is no longer optional: it is the baseline for participating in the market. Landlords who maintain their properties, keep documentation in order and work with a competent agent will find the new regime manageable. Those who relied on Section 21 as a fallback or have not kept pace with compliance requirements need to adjust. The cost of poor management has gone up.
For tenants, the Act delivers meaningful protections, but it does not freeze rents or guarantee indefinite tenancy. Landlords retain the right to increase rent annually and to recover possession on valid grounds. Good tenants and good landlords still benefit from a constructive relationship. That has not changed.
Need to understand how this affects your property? Call me on 020 3355 7169 or book an appointment. I will walk you through the specifics for your situation.
A note on guidance
This article is a practical overview, not legal advice. The rules are detailed and can change as further phases are implemented. Landlords and tenants should check the official GOV.UK guide to the Renters' Rights Act and take specialist advice where needed.
What to do next
If this article has raised questions about your own property, the next step is a calm conversation. I can look at the property, the market evidence and the practical choices in front of you, then give you a clear view of what I would do next.
Would a measured conversation help?
For evidence-led advice about selling, letting or preparing property in Wimbledon and South West London, speak directly with Brenchley’s.