Understanding the Renters’ Rights Act

Renters' Rights Act 2025 Guidance And Roadmap

The Renters’ Rights Act represents the most substantial change to the private rental sector in a generation, signalling a decisive move towards a more professional and transparent industry. These reforms introduce greater clarity and protection for both landlords and tenants, while encouraging higher standards and improved consistency across the sector.

As letting agents who already operate at the highest professional level, we see this legislation as a positive development. It provides an opportunity to support both landlords and tenants through a period of transition, ensuring compliance with the new requirements while maintaining confidence and continuity.

For landlords, the Act brings new responsibilities that may feel challenging within an evolving legal framework. With changes affecting tenancy agreements, possession, rent increases and property standards, experienced guidance will be essential. We believe these reforms will help raise standards across the industry, and we are proud to support a fair, professional and well-regulated rental market.

What The Renters’ Rights Act Means For Landlords

• Section 21 “no-fault” evictions are being abolished
• Landlords will no longer be able to evict tenants without giving a valid legal reason.
• Instead, landlords must rely on defined Section 8 grounds (e.g., rent arrears, antisocial behaviour, needing to sell/occupy) to regain possession.
• This applies to both new and existing tenancies when the law comes into force.

All tenancies become periodic

• Fixed-term Assured Shorthold Tenancies (ASTs) will be abolished.
• Tenancies will become rolling periodic tenancies with no fixed end date.
• Tenants can end the tenancy with two months’ notice; landlords must use valid Section 8 grounds to end a tenancy.

Rent increase rules

• Rent can only be increased once per year and must be in line with market rent.
• Formal notice (typically via a Section 13 notice) with at least two months’ notice is required.
• Tenants have the right to challenge excessive increases at a tribunal.

Private Rented Sector Database & registration

All landlords will need to register on a new national Private Rented Sector Database.

• Details of landlords and properties will be recorded for transparency and enforcement.
• Unregistered landlords may face significant penalties and could be barred from letting properties.

Landlord Ombudsman

• A new Private Rented Sector Ombudsman will be established
• Landlords (and agents) must join this scheme.
• Tenants can bring complaints, and decisions may be binding and lead to compensation or required actions.

Minimum property and safety standards

• The Decent Homes Standard will be extended to the private rented sector, raising minimum property conditions.
• Awaab’s Law timeframes for fixing serious hazards (e.g., damp and mould) will also apply to private rentals.
• Local authorities will have stronger enforcement powers, including inspections, fines, and prosecution for non-compliance.

Pets and discrimination

• Blanket “no pets” clauses will end — landlords cannot unreasonably refuse reasonable requests from tenants to keep pets.
• Tenants can challenge refusals they think are unreasonable.
• It will be illegal to discriminate against tenants simply because they receive benefits or have children.

Ban on rental bidding and upfront costs

• Rental bidding wars (accepting offers above the advertised rent) will be banned to keep rents transparent.
• New rules are expected on how much landlords can demand upfront (e.g., limiting rent in advance and deposit caps).

Stronger enforcement and penalties

• Local councils will have new powers to request information, inspect properties, and enforce compliance.
• Fines may be up to £7,000 for basic offences and up to £40,000 or criminal prosecution for serious or repeated breaches.
• Rent Repayment Orders will be strengthened, allowing tenants to reclaim up to 24 months’ rent for offences.

Renters’ Rights Act 2025 Roadmap

The Renters’ Rights Act 2025 will come into force on 1 May 2026. The Ministry for Housing, Communities and Local Government has published a guidance and an implementation Roadmap setting out three phases.

On 1 May 2026, the new tenancy system will apply to all private tenancies. Existing tenancies will convert to the new system, and any new tenancies signed on or after this date will also be governed by the new rules.

Under the Renters’ Rights Act, Section 21 notices that are served before 1 May 2026 are still valid until the notice expires (six months from the date of the notice) or is concluded (tenant vacates).

Phase 1 – Tenancy Reform Measures – 1st May 2026

• Periodic tenancies
• Section 21 abolished
• Cap on rent in advance
• Anti-discrimination measures
• Ban on rental bidding
• Annual rent increases via section 13 notices

Phase 2 – Landlord PRS Requirements – Late 2026

Introduction of the Landlord Ombudsman requirements and the rollout of the new PRS Database from late 2026. Tenant’s rights to request a pet.

Phase 3 – Decent Homes Standard and Awaab’s Law – TBC

Implementation of the Decent Homes Standard and Awaab’s Law (timing to be confirmed, with consultation expected in either 2035 or 2037).