The Renters Right Act 2025: How Will This Impact The Courts?

Renters Right Act 2025 represents significant change to renting in England. The legislation, which received Royal Assent in October 2025, is expected to take effect in phases from 1 May 2026. The reform includes the abolition of “no-fault” evictions, meaning landlords will only be able to evict tenants for specific, legally defined reasons such as anti-social behaviour or an intention to sell the property.

While the Act sets out changes, its implementation depends on further regulations, with the government publishing a roadmap in November 2025 to guide the transition.

Key changes introduced by the Act

The Renters Right Act 2025 will:

• End Section 21 evictions and move all assured tenancies to a periodic structure, giving tenants immediate security and confidence to challenge poor practice or unfair rent increases.
• Balance possession grounds to ensure landlords can recover their property when reasonable, while safeguarding tenants with more time to relocate and protections against misuse of grounds.
• Protect against backdoor evictions by allowing tenants to appeal excessive rent hikes designed to force them out, with independent tribunals ruling on disputes.
• Establish a Private Rented Sector Landlord Ombudsman to deliver quick, impartial, and binding resolutions to tenant complaints.
• Create a Private Rented Sector Database requiring landlords to register to use certain possession grounds, while improving transparency for tenants and supporting local council enforcement.
• Strengthen tenant rights including the ability to request pets, protections under the Decent Homes Standard, and application of “Awaab’s Law” to ensure timely action on serious hazards.
• Ban discrimination against tenants with children or those receiving benefits.
• Prohibit rental bidding, making it illegal for landlords or agents to accept offers above the advertised rent.
• Expand enforcement powers for local authorities, increase civil penalties, and require reporting on enforcement activity.
• Toughen rent repayment orders, extending liability to superior landlords and doubling maximum penalties for repeat offenders.

How will this impact the Courts

The most immediate impact on the courts will be from the abolition of no-fault evictions. Landlords seeking possession will now need to rely on Section 8 grounds and present evidence in court.

This implementation could:

• Increase case volumes: More disputes will be lodged, as tenants are likely to challenge eviction claims.
• Extend timelines: Court backlogs and delays may mean tenants remain in properties longer before a decision is reached.
• Raise costs: Landlords may face higher legal expenses and longer proceedings compared to the current system.
• Complicate tenant outcomes: Tenants evicted for anti-social behaviour may struggle to secure new housing due to their eviction history.

Beyond evictions, the courts may also see more disputes over rent increases, enforcement of new standards, and challenges to landlords. Overall, the Courts are likely to experience a heavier caseload as the new bill comes into action .

Legal advice

Our Property Dispute Resolution team advises landlords and tenants on complex housing disputes, possession claims and regulatory changes affecting the private rented sector.

If you are involved in a landlord-tenant dispute or may be affected by the Renters Rights Act 2025, our experienced solicitors can provide clear, practical advice tailored to your situation. Contact us on 0330 822 3451 to discuss your options or request a callback from our team.