Renters' Rights Act 2025: Full Implementation Roadmap and Phase 1 Changes

It’s the news we have been waiting for; the Renters’ Rights Act 2025 will come into force on 1st May 2026.  

The Ministry for Housing, Communities & Local Government has published guidance and an implementation roadmap.  This will come into force in three phases. 
Firstly, it's worth pointing out that new investigatory powers will come into effect on 27 December 2025.  These give local councils a stronger ability to inspect properties, demand documents and access third-party data to crack down on rogue landlords and enforce housing standards.   

Phase 1: From 1 May 2026

• Abolish section 21 ‘no fault’ evictions – landlords in the PRS (private rented sector) will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants. 
• Introduce Assured Periodic Tenancies in the PRS. This means tenants will be able to stay in their property for as long as they want, or until a landlord serves a valid Section 8 notice.  Tenants will be able to end their tenancy by giving two months’ notice. 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.
• Reform possession grounds in the PRS so they are fair for both parties – landlords will only be able to evict tenants when they have a valid reason. Possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in persistent rent arrears. You can read these grounds in this article. 
• Limit rent increases to once a year. Landlords will have to follow the revised Section 13 procedure and provide the tenant with a notice detailing the proposed rent increase at least 2 months before it is due to take effect.
• Ban rental bidding and rent in advance.  Landlords and letting agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent. Landlords and agents will also not be able to request more than 1 month’s rent in advance.
• Make it illegal to discriminate against renters who have children or receive benefits.  This includes withholding information about a property (including its availability), stopping someone from viewing it or refusing to grant a tenancy.
• Landlords will have to consider a tenant’s request to rent with a pet.  Landlords will have an initial 28 days to consider their tenant’s request and they will have to provide a valid reason if they refuse it.

Landlords won’t need to change or re-issue existing written tenancy agreements.  Instead, they will need to provide tenants with a copy of the UK Government produced information sheet, explaining how the reforms may have affected the tenancy.

Phase 2: From late 2026

The PRS Database and PRS Landlord Ombudsman.  This will be rolled out in 2 key stages, beginning from late 2026:

1. Stage 1: Regional rollout of the database for landlords and local councils.  
2. Stage 2: Further rollout of the database and introduction of the Ombudsman.  

Phase 3: A new Decent Homes Standard in the PRS (dates settled following consultation)

A Decent Homes Standard (DHS) will be introduced to the PRS for the first time. This will ensure that all PRS properties meet a minimum standard of housing quality and provide local councils with powers to take enforcement action if PRS properties fail to meet it. 

The government has consulted on plans to require all domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place.

As part of the pathway to applying the Decent Homes Standard to the PRS, there will be a review of the Housing Health and Safety Rating System (HHSRS).

Awaab’s Law will be extended to the PRS, setting clear, legally enforceable timeframes within which PRS landlords must make homes safe where they contain serious hazards. This will empower tenants to challenge dangerous conditions in their homes. We will consult on the details of this policy, including implementation timescales, in due course.

As part of the rollout, Section 8 and Section 13 notices will be updated and we will continue to update you accordingly.  

Should you have any questions regarding these changes, please do not hesitate to contact the office; we would be more than happy to talk you through them.  


Photo by Nick Kane on Unsplash
Source: Goodlord & Guild of Letting & Management