Investor Community Guides
Renters’ Rights Act Insights | Strategy | Actions
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Introduction The Renters’ Rights Act 2025 introduces major changes to how properties are let, how tenants are selected, and how landlords regain possession. These changes increase the importance of following the correct legal process and maintaining clear records. Failure to comply can result in significant financial penalties. This guide highlights the key changes and what they mean for you as a landlord. Many landlords now choose our Fully Managed service, allowing us to handle compliance and day to day management, saving you time, reducing risk and ensuring everything is done correctly. Our Investor Community increasingly adopt this approach so they can invest smarter, minimise hassle and enjoy the returns from their property to live better.
A. The First 12 Months of a Tenancy The first 12 months of a tenancy are treated as a more secure initial period. You cannot regain possession during this time to sell the property or move back in. To regain possession, you must: • Wait until the tenant has been in the property for at least 8 months before serving notice • Provide a minimum of 4 months’ notice This means possession for these reasons cannot take place within the first 12 months. Possession can still be sought where there is a valid legal ground, such as a breach of tenancy, including rent arrears. As a result, the start of a tenancy becomes a more committed, longer-term arrangement, where careful tenant selection and referencing are essential.
B. Periodic Tenancies & Notice Periods Tenancies are now periodic by default, with no fixed end date. Tenants can leave at any time by giving two months’ notice, aligned to their rent due date. For landlords, this increases the importance of property presentation and tenant satisfaction to encourage longer-term occupation. Where possession is required, longer notice periods now apply, typically requiring at least four months’ notice when selling or moving back in. Landlords can still seek possession for rent arrears or breaches of tenancy using a Section 8 notice. Changes to rent arrears thresholds: • Previously: 2 months’ arrears and 2 weeks’ notice • Now: 3 months’ arrears and 4 weeks’ notice The changes may increase the time taken to regain possession, making Rent & Legal Protection an important consideration.
C. Regaining Possession to Sell Your Property If you decide to sell your rental property, you can regain possession to sell using Ground 1A. However, you must show a genuine intention to sell, with an active plan in place from the point notice is served. Ways to demonstrate your plan to sell include: • Instructing an estate agent • Prepare the property for market • Taking steps to list the property Courts will expect clear evidence that the sale is genuine and progressing. Without this, there is a risk that possession may not
be granted. The “Show me, don’t tell me” applies i.e. your intention must be clearly evidenced.
D. Regaining Possession to Move Back In You can regain possession if you or a family member intend to live in the property using Ground 1. The definition of family now includes a wider range of relatives, such as: • Parents • Children • Grandchildren • Siblings You must demonstrate plans are genuine, disclosing who will live in the property, their relationship to you and that it will be their main home. Timing rules still apply, including the 12-month minimum tenancy period and four months’ notice. Again, courts will expect clear and credible evidence to support your claim. Without it, there is a risk that possession may not be granted. So, remember the golden rule – “Show me, don’t tell me”.
E. Re-letting Restrictions If notice is served under Ground 1 or Ground 1A, the property cannot be re-let for: • 16 months from the date notice is served, or • 12 months from the possession date in the notice These are important changes that landlords must consider. These restrictions ensure the grounds are only used where your intention is genuine.
F. Tenant Requests for Pets Tenants have stronger rights to request pets. Requests must be considered reasonably, based on the property and the suitability of the pet. Landlords may request measures such as pet insurance, but consent should not be refused solely because an insurance policy is not provided.
G. Tenant Applications Blanket restrictions such as “No DSS” or “No children” are no longer permitted. Applications must be assessed individually based on: • Affordability • References • Suitability A clear and consistent referencing process is essential. Many landlords support this with Rent and Legal Protection for security.
H. Advertising Rents The rent must be clearly stated when marketing a property. Encouraging or accepting offers above the advertised rent is no longer permitted. Setting a realistic market rent from the outset is key. Wellpresented properties can still attract strong interest and quality tenants for you.
I. Consistency Across Marketing The rental price must be the same across all platforms and marketing channels. Using different prices does not meet transparency requirements under the new rules. In practice, this means your property should advertise one clear rental price wherever it is marketed to attract tenants.
J. Structured Rent Increases
• Property licensing information (where applicable)
Rent increases must follow a clear process and be supported by market evidence.
• Gas Safety Record (where applicable)
This includes: • reviewing comparable properties • serving the correct notice on your tenant(s) Property condition also plays a key role. Well-maintained homes are more likely to support rent increases and retain tenants.
K. Landlord and Property Register The Government is introducing a new national scheme requiring all landlords to register themselves and each of their rented properties onto a national database. The annual registration fee will be £65 per property, and the service will be introduced in stages across the country. For properties in the South East, registration will open from 15 March 2027, with a deadline of 14 June 2027. For properties in London, registration will open from 15 July 2027, with a deadline of 14 October 2027. You can, however, complete your registration any time from 15th December 2026 The registration process will require landlords to provide details about themselves and any privately rented property they own. This will include: • Property address and ownership specifics • Number of bedrooms and occupants • Rental value and payment frequency
• Electrical Installation Condition Report • Energy Performance Certificate. Our team will be able to assist in certain aspects of completing your registration, but the overall responsibility will remain with you as the landlord to ensure all applications are completed and within the required timeframes. Prior to registration, it is important to ensure your required compliance records are complete and up to date.
Prefer a Simpler Way to Manage Your Investment? Our lettings specialists can ensure your property remains compliant and manage the increasing administrative requirements on your behalf. With ongoing legislative changes, managing a rental property requires time, knowledge and continuous attention to detail. Most landlords choose our Fully Managed service, giving them confidence that everything is handled correctly, from compliance and paperwork to day-today management. Landlords within our Investor Community are choosing the expert approach so they can invest smarter, minimise hassle and enjoy the returns from their property – allowing you to live better.
Speak to our team today to review your property and explore your options.
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