The Renters Rights Act and social landlords

The Renters’ Rights Act 2025 (the “Act”) received Royal Assent on 27 October 2025 and represents one of the most significant reforms to the rental sector since the Housing Act 1988. Although the first phase of the Act focuses mainly on private landlords, key provisions are expected to extend to social housing providers from 2027. Social landlords should therefore begin preparing for the changes ahead.

The Act aims to modernise the rental system by abolishing Section 21 “no-fault” evictions, introducing a universal periodic tenancy model, strengthening tenants’ rights, and raising standards across the sector.

1. Changes to tenancy structures

One of the most important reforms is the move to periodic tenancies as the standard form of occupation. Assured shorthold tenancies (ASTs) will be abolished, and all existing ASTs will convert into open-ended periodic tenancies. While this change will apply to social landlords later than private landlords, its impact will still be significant. In practice, tenancies will operate more like a “home for life”, meaning they can only be ended by the landlord in specific circumstances set out in law, or by the tenant giving notice.

2. Abolition of Section 21

The Act also removes Section 21, the current no-fault eviction process. When this change comes into force for social landlords, they will no longer be able to rely on no-fault notices and must instead use the statutory grounds for possession.

3. Updated grounds for possession

The Act revises and expands on the current possession grounds, including:

• Ground 1: will apply where landlords need the property for a family member, and will no longer be limited to the spouse/civil partner. 
• Ground 8: will be adjusted to require more substantial rent arrears (13 weeks or 3 months at the time of serving the notice and at the hearing).
• New Ground 1A: will enable possession for the purpose of selling the property or granting a long lease (after the first 12 months)
• New Ground 1B: for landlords that are private Registered Providers of Social Housing, and the tenancy is under a rent to buy scheme

4. Rent increases

In relation to rent, social housing already operates within a regulatory framework. However, the Act introduces a consistent rule across all tenures that rent may only be increased once a year using the statutory process.

5. Pets and discrimination rules

The Act also addresses pets and discrimination. Blanket bans on pets will no longer be enforceable unless the landlord can show reasonable grounds for refusal. For social landlords, this is likely to prompt policy reviews, equality impact assessments, and consideration of block management arrangements. Although social landlords do not generally apply exclusionary criteria, the Act makes clear that tenants with children or those receiving benefits must not be treated less favourably.

6. Property standards, repairs and compliance

Property standards and compliance are another key focus. Awaab’s Law, which requires strict timeframes for addressing disrepair issues such as damp and mould, has applied to social housing since 27 October 2025. The Act will extend similar obligations to the private rented sector. In addition, the Decent Homes Standard, which has applied to social housing since 2001, will be extended to private landlords, ensuring that properties are safe, well maintained and in good repair. Local authorities will have the power to issue fines of up to £7,000 for non-compliance.

7. Considerations for social housing providers

For social housing providers, the Act has clear strategic implications. Policies and tenancy agreements will need to be reviewed and updated to ensure compliance. With possession grounds becoming more tightly defined, landlords will need strong record-keeping, clear evidence, and robust case management processes.

Overall, the Act marks a major shift in housing law. While social landlords are not the primary focus of the first phase, the reforms to tenancy structures, possession procedures, rent increases, property standards and tenant protections will significantly affect the sector. Early preparation will be key to managing the transition smoothly.

Siobhan Keown is a Partner and Ashleigh Dibb is a Trainee Solicitor Apprentice at Forbes Solicitors.