Historic Renters' Rights Act becomes law.

What the 27 October 2025 ruling means for the private rented sector

At Integra Estates we have always placed our clients’ interests at the forefront, acting with integrity and clarity. The ruling on 27 October 2025 represents a landmark moment in the private rented sector in England. While it brings meaningful changes for tenants, it also creates important ripple effects across the entire property market—effects that we believe both landlords and tenants need to understand, and that we will help you navigate.

What has happened

On 27 October 2025 the Renters’ Rights Act 2025 received Royal Assent, meaning it is now law.
One of the key headline changes is the abolition of “no-fault” evictions under Housing Act 1988 Section 21 for the private rented sector.

The effect is that landlords will no longer be able simply to regain possession of a property by serving a Section 21 notice without giving a reason. Instead, landlords must rely on fault-based or reason-based grounds under Section 8 (or its successor provisions) when seeking possession.

What this

It is important to emphasise: while the Act is now law, many of its provisions are not yet in force. For example:

• The commencement date for when the full changes apply has not been firmly published for all parts of the law. Some commentary suggests abolition of Section 21 is unlikely to be fully in effect before spring 2026. The Independent Landlord+1

• Landlords and agents must continue to comply with the existing rules until the new regime enters into force.

• The practical detail of how new possession grounds, periodic tenancy arrangements and enforcement processes will work is still being finalised.

Key changes to watch

Here are several of the most significant reforms and what they mean:

Abolition of Section 21 “no-fault” evictions

• Landlords will no longer have the automatic right to issue a Section 21 notice once a fixed term ends or a periodic tenancy is in place.

• Possession will depend on identifying a specific ground (such as rent arrears, anti-social behaviour, landlord selling or moving in) and following the correct procedure. Shelter England+1

Shift to periodic tenancies

• The Act requires the move away from fixed-term assured shorthold tenancies (ASTs) to assured periodic tenancies, giving tenants more continuity and reducing forced turnover.

• For landlords this means less certainty of a clear end date and potentially different renewal or termination dynamics.

Stronger tenant protections and regulated rent increases

• New rules will limit how and when rents can be increased, require proper notice, and ban rent-bidding and other practices seen as unfair.

• There will also be strengthened rules about landlords meeting compliance obligations (deposit protection, EPCs, safety certificates) before possession action is possible.

Market ripple effects we believe will arise

From the perspective of Integra Estates, it is not enough to focus only on what the law says. The real interest lies in how these changes affect behaviour, supply and demand—and ultimately values. Here are key observations:

Landlords exiting the market
A non-trivial number of landlords may decide that the new regime—with greater regulatory burden, longer tenancy horizons, more compliance risk and potentially slower possession processes—makes private-letting less attractive. Several industry commentators warn that supply in the private sector may contract.
If the pool of rental properties shrinks, particularly in high-demand areas (such as South East London and North Kent, where we at Integra Estates operate), then rental prices are likely to increase due to competition for fewer homes.

Sales market impact
On the other hand, if landlords exit the market they may realise their portfolios and sell properties. This could lead to an influx of chain-free homes coming to market. Increased supply in the sales market may put downward pressure on asking prices, especially if many of these homes are previously-let and need refreshing or repositioning. The combination of more homes for sale and fewer tenants seeking to buy up the chain (because so many rental properties become free) may cause longer marketing times for vendors and downward adjustment in pricing.
In other words: more properties for sale + fewer buyers steaming up the chain = slower turnover, increased days on market, greater discounting.

Tenant outlook and wider housing system risk
From a tenant perspective the additional security and rights are positive. But there is an inherent tension: the government relies heavily on the private rented sector to accommodate renters who either cannot or prefer not to access social housing. If the private rented sector contracts, supply squeezes and rents increase, those on lower incomes risk being squeezed further.
At Integra Estates we hope the government has undertaken comprehensive case-studies to understand these second-order effects. If not, the reform—though well intended—may inadvertently place the very people it aims to protect at greater risk.

What this means for you (landlords, agents and tenants)

For landlords and agents

• Audit your existing tenancy agreements now. Ensure they are compliant and fit for purpose in the new era of periodic tenancies.

• Ensure your client-landlords are fully up to speed with their compliance obligations (deposit protection, safety certificates, property standards) — non-compliance will carry even greater risk in the new era.

• Plan for potentially slower possession processes: without the Section 21 route, repossessions may take longer and require stronger evidence.

• Communicate with landlord-clients and tenants proactively. The more transparent you are in your letting agency role, the more trust you build. At Integra Estates we believe this is key.

• Monitor your portfolio strategy: if rental yields shift, if compliance costs increase, some landlords may adjust their investment plans—having a strategic view is important.

For tenants

• You are likely to benefit from improved security of tenure and greater rights. But it is still essential to understand your agreement, conditions and responsibilities.

• If you are renting or moving, ask questions about how tenancy changes may affect you. A good agent (like us) will explain what the transition means.

• Be mindful of the wider market: if rental supply tightens, rents may increase—so early renewal or negotiation may be helpful.

From Integra Estates to yours: we remain committed

This reform is a big change. Change can feel unsettling. But it also brings opportunity to reset relationships and to build better, more transparent lettings that serve both landlords and tenants well. At Integra Estates we remain dedicated to acting with honesty, care and clarity. We will guide our clients—whether you are letting, renting or buying—through the evolving landscape. If you would like assistance with tenancy documentation, compliance audits, or understanding how this reform impacts your property strategy in South East London or North Kent, please don’t hesitate to get in touch.

If you are a landlord or agent wanting to review how your letting arrangements and portfolio will be affected by the new law, or a tenant seeking clarity on what this means for your home, contact Integra Estates today. Let us guide you through this new era with care, experience and integrity.