The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and came into full effect on 1 May 2026. It represents the most significant overhaul of the private rented sector since the late 1980s — affecting every letting agent, landlord and property manager operating in England.
Here is a clear breakdown of the key changes and what they mean in practice.
Landlords and letting agents can no longer use Section 21 to regain possession of a property. All evictions must now be based on specific, legally valid grounds — known as possession grounds.
What this means for inventories: If a landlord needs to pursue possession under grounds such as property damage (Ground 13), deterioration of furniture (Ground 15) or breach of tenancy (Ground 12), they will need a professional, AIIC-accredited inventory report as evidence. Without one, possession claims are significantly harder to sustain in court.
From 1 May 2026, Assured Shorthold Tenancies (ASTs) no longer exist. All existing ASTs have automatically converted to periodic tenancies — rolling monthly or weekly depending on rent cycles. Fixed terms have fallen away even where they had not expired.
What this means for inventories: With no fixed end date, the check-out process is now triggered at any point. Letting agents need a complete, professional inventory on file at all times — not just at the start of long-term tenancies.
Rent can only be increased once every 12 months through a formal process. Landlords and agents must follow the correct procedure or the increase is invalid.
What this means for inventories: While this does not directly affect inventories, it increases the importance of mid-term inspections — giving agents documented evidence of property condition during longer tenancy periods where rent review may become contentious.
While Section 21 is abolished, the Act has reformed and expanded Section 8 possession grounds, including:
What this means for inventories: Grounds 12, 13 and 15 all depend on documented evidence of the property's original condition versus its current state. A professional check-in inventory and check-out report are the cornerstone of any successful claim under these grounds.
All private landlords in England must join a new PRS Landlord Ombudsman scheme. Letting agents acting on behalf of landlords must ensure their clients are registered.
What this means for inventories: The Ombudsman will handle tenant complaints — including deposit disputes. Agents with professional, AIIC-standard inventories on file are far better protected against complaints.
A new national database of private rented properties is being established. Landlords must register their properties — and letting agents acting on their behalf share responsibility for compliance.
What this means for inventories: Accurate property records are now part of a broader compliance framework. Professional inventory reports, stored and delivered digitally, contribute to a clean paper trail for each property on the database.
From 1 May 2026, landlords and agents are prohibited from blanket bans on renting to tenants with children or those claiming benefits. All prospective tenants must be assessed on individual merit.
What this means for inventories: A more diverse tenant pool increases the importance of consistent, objective property condition records at the start of every tenancy — regardless of tenant profile.
Awaab's Law — originally applied to social housing — is being extended to private rentals. It requires landlords to investigate and fix hazards such as damp and mould within fixed timeframes.
What this means for inventories: Mid-term inspections become even more important as a proactive tool for identifying and documenting property condition issues before they escalate into legal or regulatory problems.
The abolition of Section 21 fundamentally changes the risk landscape for letting agents. Previously, a landlord could regain possession without having to prove fault. Now, every possession claim must be evidenced — and the quality of your documentation determines the outcome.
A professional AIIC-accredited inventory report does three things that are now legally critical:
Letting agents who rely on informal check-in notes or landlord-completed inventories are now exposed. The Ombudsman, deposit schemes and courts will expect professional-standard documentation.
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