The Renters’ Rights Act 2025 represents one of the most significant overhauls of the private rented sector in England in decades. Its purpose is to give tenants stronger, clearer protections, increase transparency throughout the rental process, and raise overall housing standards. At the same time, the legislation aims to provide landlords with a fair and workable framework for managing their properties and regaining possession when genuinely necessary.
The reforms are being introduced in stages to give tenants, landlords, and local authorities adequate time to adjust.
Implementation Timeline
Royal Assent
The Act officially became law on 27 October 2025, when it received Royal Assent. This marked the beginning of the transition period during which the government, local councils, landlords, letting agents, and tenants would begin preparing for the new system.
Phase 1 – From 1 May 2026
The first phase introduces many of the headline reforms that reshape how tenancies operate and how tenancies may legally end.
Abolition of Section 21
One of the most transformational changes is the end of Section 21 “no-fault” evictions, which previously allowed landlords to remove tenants without giving a specific reason.
From May 2026:
• Landlords must now use the strengthened Section 8 possession process.
• Possession will only be granted where the landlord can rely on specific legal grounds, such as persistent rent arrears, proven anti-social behaviour, or legitimate needs such as selling the property or requiring the property for themselves or a close family member.
This change is intended to give tenants much greater security and protection from sudden or unjustified eviction.
Switch to Periodic Tenancies
All Assured Shorthold Tenancies (ASTs)—both existing and new—will automatically convert to open-ended rolling periodic tenancies.
Key features include:
• Tenants will have the freedom to end their tenancy at any point by giving two months’ notice.
• Landlords wishing to end the tenancy must provide at least four months’ notice, with the exact period determined by the circumstances and possession ground being used.
This reform is designed to make renting more flexible for tenants while still offering landlords a clear route to possession when justified.
Rent Increase Reform
To ensure fairness and prevent unexpected hikes:
• Landlords may increase rent only once every twelve months, and only by serving a formal Section 13 notice.
• Automatic rent-increase clauses—often buried in tenancy agreements—will no longer be allowed.
• Tenants retain the right to challenge increases they believe exceed true market value by applying to the First-tier Tribunal, which will independently assess the case.
End of Rental Bidding Wars
To reduce pressure on tenants and prevent rent inflation through competition:
• Every property advert must clearly display the set rent price.
• Landlords and agents cannot accept or encourage offers above that advertised amount.
This measure aims to stabilise the rental market and eliminate bidding practices that price out many renters.
Limit on Upfront Rent
Landlords may request no more than one month’s rent in advance, preventing the increasingly common practice of requiring several months’ rent upfront, which many tenants found unfair and unaffordable.
New Anti-Discrimination Rules
To promote fairness and widen access to housing:
• Landlords must not reject applicants solely because they receive benefits or have children.
• Decisions must instead be based on reasonable factors such as affordability checks and suitability for the property.
Right to Request a Pet
Recognising the importance of pets in people’s lives:
• Tenants gain a formal right to request permission to keep a pet.
• Landlords may not unreasonably refuse such requests.
• Landlords may, however, require tenants to obtain pet-damage insurance or equivalent financial protection to cover potential damage.
Enhanced Enforcement
Local councils will receive expanded powers to enforce these reforms, including the ability to investigate complaints, issue penalties, and take action against landlords who fail to comply with the law.
Phase 2 – From Late 2026
The second phase focuses on improving accountability and transparency within the sector.
National Private Rented Sector (PRS) Database
A new national database will be created to register landlords and properties.
Key features include:
• Every landlord must register themselves and each rental property they let.
• Tenants will have access to this information, allowing them to check landlord credentials and verify compliance before signing a tenancy.
• Local authorities will use the database to assist with oversight, enforcement, and tracking repeat offenders.
Landlord Ombudsman – Mandatory Redress Scheme
All landlords—regardless of whether they use a letting agent—will be required to join the new national Ombudsman scheme.
This gives tenants a straightforward, non-court route to resolve disputes.
The Ombudsman will have the authority to:
• Order landlords to apologise,
• Undertake corrective action, or
• Pay compensation where appropriate.
Phase 3 – Future Reforms (2027–2030)
The final phase introduces long-term structural reforms aimed at raising housing quality across the private rented sector.
Decent Homes Standard (Private Rented Sector)
A legally enforceable Decent Homes Standard will be applied to the PRS, ensuring that rented properties meet consistent levels of safety, quality, and maintenance. Specific requirements will be set out in later regulations.
Extension of Awaab’s Law
Inspired by the legislation introduced for social housing, the PRS will adopt enforceable repair timeframes for serious hazards such as damp and mould.
• Landlords will be legally required to act within set deadlines after being notified.
This measure aims to prevent long-term health risks and ensure timely repairs.
Exact implementation dates for these standards will be confirmed through future statutory instruments and further guidance.
