UK Rental Rights Explained: How Much Notice Do Landlords Have to Give Under the 2025 Housing Act?

The 2025 Housing Act represents a landmark reform to the UK private rented sector, aiming to create a fairer, more transparent system for tenants and landlords alike. As a leading property management company, Parkgate is committed to guiding renters and landlords through these changes to ensure compliance with the new legislation and protection of renters’ rights.

With millions of private renters impacted, Parkgate offers expert advice on how these reforms affect assured shorthold tenancies, notice periods, and rent controls. Their dedicated team supports tenants facing challenges such as substandard properties or unfair evictions, helping to navigate the complexities introduced by the Act.

What the Renters’ Rights Bill Proposes

At its heart, the renter’s rights bill aims to rebalance the relationship between tenants and landlords. Here is a snapshot of what it proposes:

• Abolishing Section 21 “no-fault” evictions
• Replacing ASTs with a single system of periodic tenancies
• Strengthening the private rented sector database
• Enhancing local authority enforcement powers
• Introducing more regulation for letting agents and managing agents
• Offering protections against unreasonably refused requests to keep pets
• Establishing rent control mechanisms and clearer rent review clauses

The Bill also seeks to ensure rental homes are up to standard, aiming to eliminate substandard properties and end insecure housing practices.

Key Changes to Notice Periods for Landlords

Two Months’ Notice Requirement

Under the 2025 Housing Act, landlords must now give a minimum of two months’ notice before asking a tenant to vacate a property, regardless of the tenancy length or type. This aligns with the new approach of periodic tenancies replacing fixed-term ASTs.

Previously, landlords could rely on Section 21 to serve a two-month notice without needing to provide a reason. However, this route has now been abolished, making the notice process more structured and justified.

Differences for Periodic vs Fixed Term Tenancies

Although fixed-term tenancies still exist under some circumstances, most agreements will transition to periodic arrangements under the new law. The main distinctions are:

• Periodic tenancies allow for more flexibility
• Notice periods are uniform across tenancy types, reducing confusion
• Fixed-term tenancies will no longer automatically revert to rolling agreements, but instead will follow new rules under the reformed framework.

Understanding Assured Shorthold Tenancies (ASTs)

Transition from ASTs to Periodic Tenancies

The end of ASTs marks a significant shift in the tenancy system. The new structure means every tenant begins their agreement as a periodic tenant, offering them more flexibility and protection from arbitrary eviction.

Impact on Existing Tenancies

Existing tenancies signed before the law’s commencement date will also transition into the new system. While fixed-term assured tenancies will be honoured until their expiry, tenants can no longer be evicted via Section 21 and are protected under the new rental rules.

Protections Against No-Fault Evictions

Section 21 Abolishment

Perhaps the most notable feature of the 2025 Housing Act is the abolishment of Section 21, which previously allowed landlords to evict tenants without stating a reason. Often criticised for enabling insecure housing, Section 21 has become a tool for unscrupulous landlords to remove tenants without justification, sometimes after complaints about property conditions.

Under the new rules, landlords must provide a valid, legal reason to seek possession of a property. These include repeated rent arrears, breach of tenancy agreements, or the landlord’s need to occupy the property themselves.

Replacing Section 21: What It Means for Tenants

Section 21 has been removed, replacing it with a more robust framework, ensuring fairer treatment for private renters. Tenants can now enjoy greater stability in their homes, knowing they cannot be evicted arbitrarily. The new grounds for possession must be clearly set out in the tenancy agreement, and any attempt to regain possession must be validated through the First Tier Tribunal, not just a possession order.

This shift aims to protect tenants from retaliatory evictions and allows them to raise legitimate concerns about substandard properties without fear of losing their homes.

Rent Controls and Rent Review Clauses

Limitations on Rent Increases

The Act introduces clear restrictions on how and when rents can be increased. Under the new regime:

• Rent can only be increased once per year
• Landlords must provide at least two months’ notice of any rent increase
• Increases must reflect local market conditions and not exceed reasonable limits

These changes prevent tenants from being priced out through excessive rent hikes and contribute to tackling rental inflation in high-demand areas.

Role of the First Tier Tribunal

If a tenant believes a proposed rent increase is unjustified or excessive, they can appeal to the First Tier Tribunal, which now plays a pivotal role in upholding the rights of private renters. The Tribunal will assess the asking rent in comparison with local market data and can set a fairer amount if necessary.

This mechanism provides a balance between protecting landlords’ returns and ensuring tenants are not trapped paying rent they cannot afford.

Local Councils and Enforcement Powers

New Powers to Protect Tenants

Local councils are now granted expanded powers to enforce standards in the private rented sector. These include the ability to:

• Inspect rental properties more frequently
• Fine landlords who fail to comply with legal obligations
• Issue rent repayment orders in cases of serious breaches

This move gives local authorities the tools they need to support tenants more effectively, particularly in cases involving substandard properties or prohibited payments.

Combating Unscrupulous Landlords and Agents

The new enforcement framework is also aimed at tackling unscrupulous landlords and letting agents who exploit legal grey areas. Under the Act, agents must now register with a regulated body and adhere to strict guidelines relating to transparency and fair practice. Failure to comply can result in hefty penalties or disqualification from managing rental properties.

The Private Rented Sector Database

Registering Rental Properties

A central part of the reform is the creation of a Private Rented Sector Database, which all landlords must register with. This ensures transparency across the sector and allows tenants to verify the legitimacy of a landlord or property before signing an agreement.

The database will include details such as:

• Property condition and safety certification
• Landlord contact information
• Previous enforcement or penalties

Penalties for Non-Compliance

Landlords and agents who fail to register with the database can face penalties including:

• Fines issued by local councils
• Disqualification from managing further rental properties
• Tenants are entitled to rent repayment orders

This system is intended to improve local authority enforcement and ensure all rental homes meet the Decent Homes Standard.

The Role of Letting Agents and Managing Agents

Transparency in Rental Bidding

The Act addresses concerns about rental bidding, a growing trend where prospective tenants are forced to bid above the asking rent. This practice, often driven by letting agents, is now prohibited. All listed rents must be fixed and advertised at a single rate. Agents may not pressure tenants to offer more than the stated rent, levelling the playing field and removing an unfair burden on renters.

Restrictions on Prohibited Payments

The legislation strengthens existing bans on prohibited payments, ensuring tenants are not unfairly charged for services or processes that should be free. For example:

• No fees for viewing or applying for a property
• No administrative charges added on top of the rent
• Limits on how much rent in advance can be requested

By enforcing these rules more strictly, the government aims to prevent exploitative practices by managing agents and protect tenants from unexpected costs.

Financial Support and Rent Arrears

Support for Tenants Trapped Paying Rent

The Act introduces additional support mechanisms for tenants facing financial hardship. This includes access to local authority emergency funds for those at risk of eviction due to temporary rent arrears, as well as new rent repayment orders where landlords have failed to uphold legal responsibilities.

Rent Repayment Orders

Tenants who are evicted unlawfully or who have lived in properties not fit for habitation can apply for a rent repayment order. This allows them to recover up to 12 months of rent, depending on the severity of the breach. This measure aims to disincentivise landlords from cutting corners or acting outside the law.

How the Housing Act Affects Landlords

Regaining Possession Lawfully

Landlords retain the right to regain possession of their properties, but they must now follow a more transparent and justified process. Grounds for eviction must be documented, and evidence must be provided to the First Tier Tribunal. Examples include:

• Repeated rent arrears
• Anti-social behaviour
• Selling the property
• Moving a family member into the property

These measures ensure that landlords can still manage their investments while protecting tenants from unjustified evictions.

Adjusting to New Tenancy Rules

Landlords and agents must now adapt to the new tenancy system, including:

• Understanding the removal of fixed-term ASTs
• Familiarising themselves with the periodic tenancy structure
• Updating tenancy agreements to reflect legal changes

Training and support are available through national landlord associations and local council resources to help smooth the transition.

Timelines: Royal Assent, Commencement Date, and Parliament’s Recess

The Renters Reform Bill received Royal Assent in early 2025 and is scheduled to come into effect shortly after Parliament’s summer recess. The government has allowed a six-month transition period for existing tenancies, during which landlords and agents are expected to bring their practices into compliance with the new law.

Frequently Asked Questions (FAQs)

1. How much notice do landlords have to give under the 2025 Housing Act?
Landlords must provide a minimum of two months’ notice before seeking possession of a rental property, regardless of tenancy length. This applies across all new and existing tenancies, now governed by periodic tenancy rules rather than fixed-term ASTs.

2. Can a landlord still evict a tenant without giving a reason?
No. The abolition of Section 21 means landlords must now provide a legally valid reason to evict a tenant, such as persistent rent arrears or plans to sell or occupy the property.

3. Are rent increases still allowed under the new rules?
Yes, but with restrictions. Landlords can only increase rent once per year and must give two months’ notice. If a tenant believes the increase is unreasonable, they may challenge it at the First Tier Tribunal.

4. Do existing ASTs automatically convert to periodic tenancies?
Yes. As part of the transition to a single tenancy system, most existing tenancies will automatically become periodic tenancies after the fixed term ends, and landlords must follow the new rules accordingly.

5. What protections are in place against poor housing conditions?
The 2025 Housing Act enforces higher property standards and enables local authorities to enforce fines and rent repayment orders for substandard properties. Tenants can report violations through the private rented sector database.

6. Can tenants still be asked to pay rent in advance?
Yes, but with limitations. While rent in advance is still permitted, the Act limits excessive requests. Typically, one month’s rent is expected. Charging large sums up front without justification may now fall under prohibited payments.

Conclusion: A New Era for UK Renters and Landlords

The 2025 Housing Act ushers in a new era for the UK’s private rented sector, emphasising fairness, security, and improved living standards. Companies like Parkgate play an essential role in ensuring these reforms are understood and implemented smoothly, protecting tenants from unfair eviction and unscrupulous practices while supporting landlords to manage properties lawfully.

By embracing the new tenancy system, providing transparent communication about rent increases and notice periods, and working closely with local councils, Parkgate is helping to deliver the promises of the renters’ rights bill. Tenants can feel confident that their rights are safeguarded, while landlords benefit from a clearer, more regulated rental market.

For expert advice on your rights and responsibilities under the 2025 Housing Act, visit Parkgate’s website or contact their team today.