Renters’ Rights Act 2025: What Landlords Need to Know in 2026《2025租客权利法案》正式生效：英国房东在2026年需要了解什么？

For years, landlords across England have been preparing for significant reforms to the private rental sector. Following its passage through Parliament, the Renters’ Rights Act 2025 has now become law, with the first major changes taking effect from 1 May 2026.

Over the coming years, these reforms will reshape how landlords manage tenancies, regain possession, increase rents and maintain rental properties.

近年来，英国私人租赁市场一直在经历重大改革。随着《2025租客权利法案》（Renters’ Rights Act 2025）正式成为法律，首批重要措施将于2026年5月1日起正式实施。

未来几年，这些改革将深刻影响房东管理租约、收回房产、调整租金以及维护出租物业的方式。

1. End of Section 21 “No-Fault” Evictions

一、Section 21 无理由驱逐正式取消

One of the most significant changes is the abolition of Section 21 notices.

Previously, landlords could regain possession of their property without providing a specific reason. Under the new legislation, landlords must rely on Section 8 grounds and demonstrate a valid legal basis for possession.

此次改革中最受关注的内容之一，就是取消 Section 21 “无理由驱逐”。

过去，房东无需说明具体原因即可收回物业。新法实施后，房东必须通过 Section 8 程序，并提供合法的驱逐理由。

2. Fixed-Term ASTs Will Be Replaced by Periodic Tenancies

二、固定期限租约将被滚动租约取代

All Assured Shorthold Tenancies (ASTs) will become periodic tenancies.

Tenants will generally be able to leave by providing two months’ notice, giving renters greater flexibility while increasing the importance of property quality and tenant retention.

所有 AST（Assured Shorthold Tenancy）将逐步转为滚动租约（Periodic Tenancy）。

租客通常只需提前两个月通知即可搬离。这将赋予租客更大的灵活性，同时也要求房东更加重视物业维护及租客关系管理。

3. Pets Will Become Easier to Accept

三、租客养宠物将更容易获得批准

Landlords will no longer be able to unreasonably refuse a tenant’s request to keep a pet.

However, landlords may require appropriate insurance to cover potential pet-related damage.

未来房东不得无理拒绝租客饲养宠物。

但房东仍有权要求租客购买适当保险，以覆盖宠物可能造成的损坏风险。

4. Restrictions on Rent Increases

四、租金上涨将受到限制

Landlords will generally only be able to increase rent once per year.

Any increase must reflect genuine market rent and cannot exceed what would reasonably be achieved if the property were newly advertised.

房东通常每年只能调整一次租金。

租金涨幅必须符合市场水平，不能高于同类物业重新出租时合理能够达到的市场租金。

5. National Landlord Database and Ombudsman

五、全国房东数据库与申诉专员制度

A new national landlord database will be introduced.

Private landlords will be required to register themselves and their properties, while tenants will gain greater transparency regarding landlord history and standards.

政府将建立全国房东数据库。

所有私人房东及出租物业均需注册备案，而租客将能够查询房东相关信息，提高市场透明度。

Proposed Introduction:Late 2026

预计实施时间：2026年底

6. Decent Homes Standard & Awaab’s Law

六、住房质量标准与Awaab法案

The legislation will introduce stricter obligations regarding:

• Damp and mould• Property safety• Energy efficiency• Property maintenance

Landlords will be required to investigate and resolve serious housing hazards within specified timescales.

未来房东将承担更严格的物业维护责任，包括：

• 潮湿与霉菌问题• 房屋安全• 能源效率• 日常维修

对于存在安全隐患的物业，房东必须在规定期限内完成调查与整改。

What Does This Mean for Buy-to-Let Investors?

这对英国投资房市场意味着什么？

While some landlords may decide to exit the market due to increasing regulation, many professional landlords continue to view Buy-to-Let as a long-term investment strategy.

In our view, the reforms are likely to accelerate the professionalisation of the private rental sector rather than eliminate opportunities altogether.

虽然部分房东可能因监管加强而退出市场，但许多专业投资者仍将 Buy-to-Let 视为长期资产配置的重要组成部分。

从长期来看，这些改革更可能推动行业专业化，而非彻底削弱投资机会。

Potential opportunities include:

• Reduced competition from accidental landlords• Higher quality rental stock• Stronger tenant retention for well-managed properties• Increased demand for professional portfolio landlords

潜在机会包括：

• 部分业余房东退出市场• 更高质量的出租物业供应• 优秀房东拥有更稳定的租客群体• 专业房东市场份额扩大

Financing Considerations for Landlords

房东融资策略的新挑战

As tenancy structures evolve, lenders may gradually adapt how they assess rental affordability and Interest Coverage Ratios (ICR).

Some lenders may increasingly consider:

• Portfolio strength• Personal income• Top-slicing strategies• Existing property equity

随着租赁制度变化，部分贷款机构未来可能调整租金覆盖率（ICR）和负担能力评估方式。

贷款审批可能更加关注：

• 房东整体资产组合• 个人收入水平• Top Slicing收入补充• 已持有物业的净值情况

Final Thoughts

总结

The Renters’ Rights Act 2025 represents the most significant reform of the private rental sector in decades.

For landlords, preparation, compliance and professional management will become increasingly important.

For long-term investors, opportunities still remain—but success will depend on adapting to the changing regulatory environment.

《2025租客权利法案》无疑是英国私人租赁市场数十年来最重大的改革之一。

对于房东而言，提前规划、加强合规管理及优化融资结构将变得越来越重要。

对于长期投资者而言，机会依然存在，但成功将更多取决于对新监管环境的适应能力。