The long-awaited Renters’ Rights Act 2025 is now available online, bringing significant changes to the private rented sector. While the Act has officially received Royal Assent, the precise commencement date is yet to be confirmed. The Secretary of State will set this date through statutory instruments, with the main reforms, including the abolition of Section 21 notices and the introduction of periodic tenancies, expected to come into force in mid to late 2026.

Below is an overview of the most relevant changes for landlords across Chelmsford, Colchester, Kelvedon, Frinton and Sudbury. Please note that most provisions are not yet in force unless otherwise stated.

1. Periodic Tenancies

All assured shorthold tenancies (ASTs) will convert into assured tenancies. Fixed-term tenancies will no longer exist, and all tenancies will become periodic, with rent periods not exceeding one month.

If a tenancy agreement provides for a longer period, it will automatically default to a monthly periodic tenancy.

2. Rent Increases

Rent increases must now follow a formal process. Landlords will be required to give at least two months’ written notice before any increase takes effect, using a Section 13 notice.

3. Pre-Tenancy Payments

Landlords and letting agents will no longer be permitted to request rent in advance before the tenancy agreement has been signed.

4. Tenants and Pets

Tenants will have the legal right to request a pet, and landlords cannot unreasonably refuse consent.

• Landlords must respond in writing within 28 days of the request.
• If further information is required or superior landlord consent is needed, landlords may extend this by seven days.
• Importantly, landlords cannot charge an additional deposit for allowing pets.

5. Tenant Notices to Quit

Under the amended Protection from Eviction Act 1977, any clause restricting how tenants can serve notice to quit will be void. Notices can now be withdrawn before taking effect, provided both parties agree in writing.

6. Deposits

In line with current practice, deposits must continue to be properly protected. Once the Act takes effect, this requirement will also apply to Section 8 notices (not just Section 21).

If a deposit is not correctly protected, a valid notice cannot be served unless it relates to anti-social behaviour grounds (7A or 14).

7. Private Rented Sector Database & Landlord Ombudsman

All landlords will be required to register on a national Private Rented Sector Database. This system will:

• Help landlords demonstrate compliance with legal obligations;
• Provide tenants with property information;
• Require a registration fee (details pending).

A new Landlord Ombudsman will also be introduced to handle tenant complaints and issue binding resolutions.

Failure to register while marketing or letting a property could lead to financial penalties.

8. Section 8 Grounds for Possession

Key changes to possession grounds include:

• Ground 1 (Family Use): Expanded to include parents, grandparents, siblings, children, step-children and grandchildren. 4 months’ notice required.
• Ground 1A (Sale of Property): Landlords can seek possession to sell the property after the tenancy has lasted at least one year. A 4-month notice is required. The property cannot be re-let for 12 months if the sale does not proceed.
• Ground 6A (Compliance and Licensing Issues): Allows possession if a property breaches improvement or licensing regulations. 4 months’ notice required.
• Ground 7 (Tenant Death): Landlords must commence proceedings within 12 months of becoming aware of the tenant’s death. 2 months’ notice required.
• Ground 8 (Rent Arrears): Threshold increased – possession can only be sought where rent is three months in arrears. 4 weeks’ notice required.

9. Written Statement of Terms

Landlords or their agents must provide tenants with a written statement of terms once the relevant provisions are in force. This document will set out the main tenancy terms and the tenant’s rights under the new Act.

10. Transitional Periods

When the Act commences:

• Existing possession claims (based on valid Section 8 or Section 21 notices) will continue unaffected.
• If a notice has been served but proceedings not yet issued, landlords will have six months from service or three months from commencement, whichever is sooner, to file their claim.

11. Investigatory Powers

From 27 December 2025, local authorities will gain stronger powers to investigate landlords and agents, including the right to request information, inspect business premises, and enter residential properties with authorisation.

What This Means for Landlords in Essex and Suffolk

These changes represent the most significant reform to the rental sector in decades. Landlords in Chelmsford, Colchester, Kelvedon, Frinton and Sudbury should start preparing now by:

• Reviewing tenancy agreements;
• Ensuring deposits and compliance processes are up to date;
• Planning for the shift to periodic tenancies; and
• Understanding the future requirements for registration and redress.

Stay Compliant with Boydens

At Boydens, our lettings and property management teams are already preparing for the Renters’ Rights Act. We are here to help landlords understand and implement the forthcoming changes smoothly.

📞 Contact your local Boydens branch in Chelmsford, Colchester, Kelvedon, Frinton or Sudbury for tailored advice and support.

Or visit boydens.co.uk to speak with one of our letting’s experts today.