This article is part of a series on tenant rights in England, built from the complete legal framework set out in the introductory piece: "England's renting laws: what's already in force and what's coming next" (link to the full article already published).

In this series, each article covers one major point of legislation, explained in plain language for tenants, with practical examples from real-life interactions with landlords and letting agents.

This article covers point 1 from the legal list: the Renters' Rights Act 2025, the most significant reform of private renting in England.

1) Ending no-fault evictions (Section 21)

Until recently, one of the biggest vulnerabilities for tenants was the no-fault eviction route commonly known as Section 21. In practice, this mechanism allowed landlords-and very often letting agents acting on their behalf-to require tenants to leave without giving a real reason, as long as certain formal steps were followed.

The Renters' Rights Act 2025 removes this route. No-fault eviction is no longer allowed. A landlord or letting agent must rely on a clear legal ground set out in law.

Example: if a letting agent emails you saying "your fixed term is ending and the landlord wants the property back", that alone is no longer a sufficient legal basis.

1.1 What a "legal ground" for eviction means

The Act does not ban eviction entirely, but it makes it conditional. Eviction is only possible where there is a genuine legal ground-such as rent arrears, serious breach of the agreement, or a documented intention to sell or to move back into the property.

Letting agents can no longer "interpret" these grounds loosely. The fact that a landlord is "considering selling" or that "the market has changed" is not enough on its own.

Example: an agent saying "the landlord wants flexibility" is not a legal eviction ground.

1.2 Tenancy reform: a move to periodic tenancies

The Act changes the structure of private tenancies. Tenancies no longer operate as fixed periods that automatically end and require "renewal". They move to a periodic system, continuing unless and until there is a lawful basis to end them.

This directly affects how letting agents operate, because many agents previously used "renewal time" as leverage.

Example: in the past an agent might say "if you don't accept the higher rent, we won't renew". Under the new system, that pressure point disappears.

1.3 Rent increases: limits and required procedure

The Act restricts how rent can be increased. Increases cannot be arbitrary and must follow a clear process, including the required notice.

Letting agents can no longer treat an informal message or phone call as "notice".

Example: a text saying "rent goes up by £200 next month" has no legal effect if it does not follow the legally required process.

1.4 The right to request keeping a pet

Tenants can request to keep a pet. Landlords or letting agents can no longer refuse automatically without justification.

A refusal must be based on a reasonable, evidence-based reason-not a blanket agency policy.

Example: "our agency doesn't allow pets" is no longer a sufficient legal answer on its own.

1.5 Banning discrimination (benefits and children)

The Act makes it unlawful to discriminate against tenants because they receive benefits or have children. This point targets common letting-agent practices directly.

Adverts and informal filtering that excludes these tenants becomes unlawful.

Example: an agent saying "the landlord prefers full-time workers" may breach the law if it operates as a proxy to exclude benefit recipients or families.

1.6 Ending rental bidding (rental bidding wars)

Letting agents can no longer encourage tenants to offer more than the advertised rent to secure a property.

This practice was especially common in high-demand areas and was often driven by agents.

Example: "we have multiple applicants-offer more and you'll be prioritised" becomes unlawful.

1.7 A Private Rented Sector Ombudsman

The Act introduces an Ombudsman scheme that letting agents will be required to join. Tenants will be able to complain about the conduct of an agent or landlord through a formal route.

It is intended as an alternative to going straight to court-more accessible and faster for many disputes.

1.8 A Private Rented Sector Database

Landlords-and, in practice, letting agents managing properties-will be tied into an official database.

The aim is greater transparency and stronger oversight of the sector.

1.9 Applying the "Decent Homes Standard" to private renting

Private rented homes will have to meet minimum standards for safety and decent living conditions. Letting agents can no longer hide behind "the landlord hasn't approved the repair" as a permanent excuse.

The focus moves to the condition of the home, not to internal blame-shifting.

1.10 Stronger enforcement and investigatory powers

Local authorities gain stronger powers to check compliance and take enforcement action. Both landlords and letting agents can face consequences where they are responsible for breaches.

For letting agents, this is critical: operating in a grey area with no real consequences becomes much harder.

This is the first thematic article in the series, dedicated to the Renters' Rights Act 2025. The next articles will cover the other major points in the list, focusing on practical scenarios and the gap between what tenants are told in practice and what the law actually requires.