The Renters Rights Act 2025: What Kent and Medway Landlords Need to Know

What Has Changed Under the Renters Rights Act 2025?

The Renters Rights Act 2025 received Royal Assent in October 2025 and is being brought into force in stages. The first major phase takes effect on 1 May 2026. The key changes are:

• The assured shorthold tenancy is abolished. All new private residential tenancies in England from 1 May 2026 are assured periodic tenancies — there are no fixed terms.
• Section 21 no-fault evictions are abolished. Landlords can no longer serve a Section 21 notice to recover possession without a reason.
• Possession can only be sought under Section 8, using one of the specified statutory grounds.
• A new Written Statement of Terms must be provided to tenants before a new tenancy is signed.
• Rent increases are limited to once per year using a prescribed process.

Section 21 is Gone — What Does This Mean in Practice?

Section 21 allowed landlords in England to give two months' notice to a tenant to leave at the end of a fixed term, without giving any reason. This route is now closed.

To recover possession of your property, you must now rely on Section 8, which requires you to cite a valid ground for possession. Grounds include rent arrears, breach of tenancy conditions, the landlord wishing to sell, and various others. The strength of your case depends on which ground applies and whether you have the evidence to support it.

This makes having a well-drafted tenancy agreement even more important. A clear, professionally prepared agreement that records the tenant's obligations, the rent due and any relevant conditions is your foundation for any future Section 8 claim.

The Written Statement of Terms

From 1 May 2026, landlords must provide tenants with a Written Statement of Terms before a new tenancy is entered into. This can be incorporated into the tenancy agreement itself or provided as a separate document. The Written Statement must include prescribed information — landlord name and address, tenant name, property address, rent, rent due date and other specified details.

Failure to provide a compliant Written Statement carries a civil penalty of up to £7,000. This is a new and immediate risk for landlords who have not updated their agreements.

Our tenancy agreements — both AST and HMO — are prepared in compliance with the Renters Rights Act 2025 and include all required Written Statement information.

What About Existing Tenancies?

Existing tenancies that were in place before 1 May 2026 automatically convert to assured periodic tenancies from that date. You do not need to issue new agreements for existing tenants. However, you do need to provide the government's official Information Sheet to all existing tenants by 31 May 2026.

Fixed-term clauses, break clauses and rent review clauses in existing agreements become unenforceable from 1 May 2026 by operation of law — you do not need to amend the agreement itself.

Do You Need a New Tenancy Agreement?

Yes, if you are creating any new tenancy from 1 May 2026 onwards, you need a tenancy agreement that complies with the Renters Rights Act 2025. Pre-May 2026 AST templates will not be compliant.

Our tenancy agreements are prepared specifically for use in England under the new regime, compliant with the Renters Rights Act 2025. We prepare both standard residential tenancy agreements and HMO tenancy agreements for houses in multiple occupation.

HMO Landlords

If you let a property to three or more tenants forming more than one household, sharing facilities such as a kitchen or bathroom, your property is likely an HMO — a house in multiple occupation. HMO landlords may require a mandatory licence from their local authority, and may be subject to additional licensing requirements depending on their local area.

HMO tenancy agreements have additional specific requirements. We prepare HMO-specific tenancy agreements that address the particular obligations of HMO landlords.