After years of false starts, the legislation formerly known as the Renters (Reform) Bill has now become law as the Renters’ Rights Act 2025. It received Royal Assent on 27 October 2025, paving the way for the abolition of Section 21 ‘no-fault’ evictions and a move toward simpler, rolling tenancies. Landlords who need to recover possession in the meantime should understand their options under our tenant eviction services. However, not everything changes at once—key provisions will begin on dates set by secondary legislation.
The short timeline
- 2019–2022: Government commits to ending Section 21. A white paper outlines the direction of travel, but no primary legislation passes.
- 2023–2024: The Renters (Reform) Bill enters Parliament but stalls ahead of the 2024 General Election.
- 22 October 2025: The House of Commons considers the Lords’ message and approves the final changes.
- 27 October 2025: The Bill receives Royal Assent and becomes the Renters’ Rights Act 2025.
What the Act does (in plain English)
- Ends Section 21 “no-fault” evictions
Once commenced, landlords will no longer be able to end tenancies without a reason. Possession will rely on clearer grounds (for example, selling the property, moving back in, or serious rent arrears). - Moves most tenants onto rolling (periodic) assured tenancies
Fixed-term ASTs will be replaced by open-ended tenancies to give renters more security and flexibility. Expect phased commencement and transitional rules. - Strengthens protections against “back-door” evictions
Tenants will be better able to challenge rent rises that are clearly designed to force them out rather than reflect the market. - Builds in transition
The Act anticipates lead-in periods so the courts, councils and the sector can adjust. Guidance will set out how and when each piece switches on.
What hasn’t changed yet
Although the Act is now on the statute book, the ban on Section 21 is not yet in force. The government has signalled a staged rollout, with commencement dates to be announced via secondary legislation. As at 5 November 2025, the government has not published the commencement date for ending Section 21; guidance suggests there will be a lead-in period before the ban takes effect. In the meantime, the current eviction framework (including Section 21) continues to operate.
A note on transitional cases
Expect a period of overlap. Section 21 notices served before the commencement date may continue under transitional provisions, so courts could still see Section 21 cases for months after commencement. Landlords and agents should track service dates carefully; tenants should keep evidence of any notices received and seek advice from our landlord and tenant team promptly.
What to watch next (for UK renters and landlords)
- Commencement regulations: Watch for statutory instruments that “switch on” the big changes—especially the Section 21 ban and the move to rolling assured tenancies.
- Updated grounds & notice periods: Look out for detailed guidance on the evidence landlords must provide when relying on new or revised grounds (e.g., selling up, moving in).
- Court readiness and capacity: The success of the reforms depends on the courts’ ability to handle possession claims efficiently. Temporary backlogs may shape early experiences.
- Local enforcement and practice: Councils and redress schemes will update processes; expect differences in pace across England.