By Website Editor
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February 15, 2021
The Renters' Rights Act 2025 is now in effect, and it represents the biggest shake-up to England's private rental sector in decades. If you're a landlord in Stoke-on-Trent, understanding these changes isn't optional. Non-compliance could mean fines, tribunal claims, or difficulty regaining possession of your property. Here's what you need to know, what's changed, and how to stay on the right side of the new rules. The End of Section 21: No More "No-Fault" Evictions The headline change is the abolition of Section 21 notices. Previously, landlords could end an assured short hold tenancy without giving a reason, provided they gave two months' notice. That's no longer possible. Now, if you want a tenant to leave, you must use the revised Section 8 grounds - and you'll need a legitimate reason that can withstand scrutiny at a tribunal if challenged. What this means in practice: You can still regain possession, but only for specific reasons (e.g., you want to sell, move in yourself, or the tenant has breached the tenancy) Notice periods vary depending on the ground - some require two months, others four Tenants can dispute possession claims, so documentation is more important than ever For Stoke-on-Trent landlords accustomed to using Section 21 as a straightforward exit route, this requires a shift in thinking. Good tenant selection, thorough referencing, and proactive property management are now your best protection. Periodic Tenancies Become the Standard Fixed-term tenancies are a thing of the past. All new tenancies are now periodic from day one, meaning they roll on a month-to-month basis with no set end date. Tenants can leave with two months' notice at any time - but landlords cannot ask them to leave without using one of the permitted grounds. For landlords, this means: Greater flexibility for tenants, which can increase turnover Less certainty about tenancy length, making cash flow planning trickier A stronger incentive to keep good tenants happy so they choose to stay New Rules on Rent Increases You can still increase the rent, but the process is now more tightly controlled. Key changes: Rent can only be increased once per year You must use the formal Section 13 notice process - no informal agreements The proposed rent must reflect market value; tenants can challenge excessive increases at a tribunal Tribunals can now only award the landlord's proposed rent or lower - they cannot set it higher, removing any disincentive for tenants to challenge In Stoke-on-Trent, where rents are generally more affordable than in the south, this may have less dramatic effects than in London or Manchester. Still, it's worth keeping records of comparable local rents to justify any increase you propose. Tenants Can Request Pets - and You'll Need a Good Reason to Refuse Under the new rules, tenants have the right to request permission to keep a pet, and landlords cannot unreasonably refuse. If you do refuse, you must provide a written reason within 42 days. If the tenant disagrees, they can challenge your decision. Practical steps: Consider pet-friendly policies proactively - it broadens your tenant pool If you allow pets, you can require the tenant to have pet damage insurance Document any valid reasons for refusal (e.g., lease restrictions in a leasehold flat) The Decent Homes Standard Applies to Private Rentals For the first time, the Decent Homes Standard - previously only applicable to social housing - now extends to private rentals. Regulations are still being finalised, but the direction is clear: properties must be free from serious hazards, in reasonable repair, and have reasonably modern facilities. Stoke-on-Trent has a higher proportion of older housing stock than the national average, so this is particularly relevant locally. If your property has outdated electrics, damp issues, or an ageing boiler, it's time to address them - not just for compliance, but to attract and retain tenants. Awaab's Law: Strict Timescales for Hazard Repairs Named after Awaab Ishak, who died due to prolonged exposure to mould in a social housing property, Awaab's Law introduces fixed timescales for landlords to address serious hazards. What you're required to do: Investigate hazard reports within 14 days Provide a written summary of findings and next steps Begin repairs within a further 7 days Complete emergency repairs within 24 hours Failing to meet these timescales can result in enforcement action and rent repayment orders. The lesson is simple: respond promptly and document everything. The New Ombudsman and Property Portal All private landlords in England must now register with the Private Rented Sector Ombudsman. This gives tenants a formal route to escalate complaints without going to court. Additionally, there's a new national Property Portal where landlords must register themselves and their properties. This portal will eventually become a public database, making it easier for tenants to check a landlord's compliance history. Action required: Register with the Ombudsman scheme Register your property on the Property Portal Keep your records up to date - changes must be reported What Stoke-on-Trent Landlords Should Do Now The Renters' Rights Act is not a future concern - it's here. Whether you self-manage or use an agent, you need to: Review your tenancy agreements - Make sure they reflect the new periodic tenancy structure and updated terms Audit your property's condition - Address any hazards, particularly damp, mould, electrical issues, and heating problems Understand the new possession grounds - Know which grounds apply to your circumstances and the required notice periods Register with the Ombudsman and Property Portal - Non-registration can result in penalties and restriction notices Keep meticulous records - Correspondence, inspection reports, repair receipts, and tenant communications all matter more now How We Can Help Navigating these changes while managing your own property can be time-consuming and stressful. That's where we come in. Our fully managed lettings service handles everything - from compliant tenancy agreements and referencing to maintenance coordination and legal updates. We keep your property on the right side of the law so you don't have to become an expert in housing legislation. If you're a landlord in Stoke-on-Trent and want to discuss how the Renters' Rights Act affects your property, get in touch for a free landlord consultation. We'll walk you through your obligations and show you how professional management can protect your investment.
