The Government has now provided its roadmap setting out timescales for implementing the key provisions of the Renters’ Rights Act 2025 (RRA 2025).
With the Act coming into force in phases, we break down what this means for clients and when.
From 27 December 2025:
- New investigative powers will give local authorities greater ability to inspect properties, access third-party data and enforce housing standards.
- The following tenancies will no longer be assured tenancies:
– fixed terms tenancies of more than 21 years; and
– fixed term tenancies granted before the Act was passed of more than 7 years but less than 21 years.
Phase One: from 01 May 2026
These changes will affect clients in the Private Rented Sector (PRS):
- Fixed term Assured Shorthold Tenancies will be abolished and replaced with assured periodic tenancies. ASTs already in existence will also convert to assured periodic tenancies.
- Section 21 evictions will be abolished and landlords will no longer be able to evict tenants on a ‘no fault’ basis.
- Reforms to section 8 notices and the statutory grounds for possession will mean that landlords must rely on the revised section 8 grounds when seeking to regain possession. They must also be wary of the extended notice they will be required to give their tenants.
- Limits on rent increases to once per year and in accordance with the correct procedures. Tenants must be given 2 months’ notice of any proposed increase.
- Requests for pets cannot be unreasonably refused. Landlords must be prepared to justify any refusals with valid reasons.
- Anti-discrimination measures will prohibit any behaviour that discriminates against prospective tenants with children or claiming benefits. This includes withholding information about the availability of a property or stopping prospective tenants from viewing it.
- Bans on bidding mean that landlords/agents cannot encourage or accept offers of rent above the advertised amount.
- Requests for payment of rent in advance will be limited to 1 month’s rent.
- Increased reporting and enforcement powers for local authorities.
Phase Two – beginning in late 2026:
- Tenancy reforms and abolition of section 21 notices in the social rented sector.
- The introduction of a PRS database will require landlords to register their details (and those of their properties) on a database. Landlords will pay an annual fee for doing so.
- Launch of PRS Landlord Ombudsman to provide a redress service for landlords and tenants.
(Current guidance suggests that phase 2 will be enacted in stages beginning in late 2026, through to 2028.)
Phase Three – TBC following further consultation:
- Introduction of the Decent Homes Standard to the PRS to ensure that properties meet minimum standards and to give local authorities powers to take enforcement action against those which do not.
- Extension of Awaab’s Law to the PRS to set clear, legally enforceable timeframes for landlords to make safe homes that contain serious hazards and give tenants powers to challenge dangerous living conditions.
Please contact us if you’d like to know more about the implementation of the Renter’s Rights Act 2025.