Renters’ Rights Act 2025: Implementation roadmap

Renters’ Rights Act 2025 is fast approaching and will be implemented in three phases. Phase one, beginning on 1 May 2026, introduces a new tenancy system and marks the most significant change to how private tenancies operate in decades. Phase two will establish the Private Rented Sector Landlord Ombudsman and introduce a Private Rented Sector database. Phase three will focus on improving housing quality, including the rollout of Awaab’s Law and the introduction of a strengthened Decent Homes Standard.  This guide sets out the expected timeline for the reforms and explains the key changes that will be introduced at each stage.  

Phase one: The new tenancy regime (1 May 2026) 

The shift to assured periodic tenancies  

The use of fixed-term tenancies will be removed, instead, assured periodic tenancies will become the standard tenancy model from the outset of a tenancy. 

Under this system, tenancies will no longer have a fixed end date. Tenants will be able to end the tenancy at any time by giving two months’ notice. Landlords, by contrast, will only be able to bring a tenancy to an end by relying on one of the section 8 grounds for possession. 

Although this change increases security for tenants, it has clear implications for landlords. Greater emphasis will need to be placed on careful tenant selection, clear and consistent communication, and the maintenance of positive landlord–tenant relationships, as the certainty offered by fixed end dates will no longer apply. Landlords may also need to reassess how they approach rent reviews, longer-term occupancy, and wider property investment planning in light of the open-ended nature of tenancies under the new system.  

Download our landlord checklist: Preparing for periodic tenancies to prepare for the change. 

Abolition of Section 21 

From 1 May 2026, the process for regaining possession will change as Section 21 notices are fully abolished. Landlords will no longer be able to regain possession of a property without providing a specific legal reason. 

Instead, landlords must use Section 8 grounds for possession, such as rent arrears or breaches of the tenancy agreement. The new framework places greater emphasis on clearly defined grounds, supported by appropriate evidence, and on compliance with prescribed legal processes. 

These changes form a core part of the new tenancy regime and are intended to provide greater security for tenants while maintaining routes to possession where legitimate grounds apply. 

Top tip: Store evidence of payments, communications, and the condition of your property. This will help protect your position if you need to make a claim for possession.

New rules on rent and upfront payments 

To remove financial barriers for tenants, the Act introduces strict limits on payments: 

• Rent in advance: Landlords and agents will be capped at requesting no more than one month’s rent upfront 

• Rent increases: Rent can only be increased once a year using the formal Section 13 process. Rent review clauses in tenancy agreements will be banned 
• Bidding wars banned: You will no longer be allowed to ask for, encourage, or accept rental offers that exceed the advertised price. 

Top tip: Give tenants advance warning and explain any proposed changes clearly in writing. Keep a record of all notifications to avoid misunderstandings.  

Fairer access: Blanket bans banned 

It’s now unlawful to deny applicants just because they have children or receive benefits. Every application must be considered on its own merits, based on affordability and references, not old-fashioned policies. 

Tenants’ right to keep pets 

Tenants can now make a written request for a pet, and landlords have to give a decision within 28 days. Refusals are only permitted for reasonable and demonstrable reasons, such as:  

• The property being unsuitable for the type or size of pet requested 

• Restrictions in leases, superior landlord permissions, or building management rules 

Where a request is approved, landlords may still use the tenancy deposit to cover any damage caused by the pet.  

Top tip: Landlords should consider additional measures to protect against pet-related damage beyond the deposit. Our partner, Total Landlord offers specialist pet damage cover of up to £2,500, helping protect against both accidental damage and gradual wear and tear.  

Enhanced enforcement and higher penalties 

Local authority powers are being expanded, and higher penalties will be introduced for non-compliance. Key measures include: 

Key measures include: 

• Increased civil penalties for breaches of housing law 

• Wider use of rent repayment orders, now extended to superior landlords 

• Higher maximum fines for repeat offenders 

Top tip: Keep all property records, compliance certificates, and tenancy documentation accurate and up to date to reduce the risk of enforcement action. 

Phase two: New systems and dispute resolution (late 2026) 

Phase two of the Renters’ Rights Act 2025 will introduce two key systems aimed at professionalising the private rented sector and improving accountability: the national landlord and property database and the Private Rented Sector Landlord Ombudsman. The rollout for these initiatives is expected to begin in late 2026. 

Private Rented Sector database

The landlord database will be a mandatory registration system for all private landlords in England, creating a national record of rented properties and the individuals responsible for managing them. 

Landlords will be required to provide key information for each property, including: 

• Property information, such as address, property type, number of bedrooms, occupancy status, and whether the property is furnished 

• Contact details for all landlords, including joint landlords 

• Evidence of compliance with safety requirements, including valid Gas Safety Certificates, Electrical Installation Condition Reports (EICRs), and Energy Performance Certificates (EPCs) 

The database is designed to give local authorities and regulators better visibility of the sector, helping to ensure compliance and improve standards. 

Top tip: Start organising property and landlord records now to make registration straightforward when the system launches.

Private rented sector landlord ombudsman 

The Landlord Ombudsman will offer a free, impartial service for tenants to resolve disputes without the need for court proceedings. It will also provide guidance and training for landlords, helping them manage complaints effectively. 

Membership of the scheme will be mandatory for all private landlords, with funding provided through a fair fee structure. The exact cost and membership requirements will be confirmed closer to the rollout. 

Phase three: Raising property standards (proposed 2030 onwards)  

Phase three focuses on improving property quality, safety, and sustainability across the private rented sector. The key measures in this phase are the rollout of Awaab’s Law and the strengthened Decent Homes Standard (DHS), both designed to place clearer, enforceable duties on landlords.  

Strengthened Decent Homes Standard  

The Decent Homes Standard (DHS) will set mandatory minimum requirements for all rented properties, focusing on health, safety, and habitability. The strengthened DHS is expected to come into force in either 2035 or 2037, although this remains subject to change. Key areas include: 

• Health and safety: Properties must be free from hazards such as damp, mould, structural defects, and faulty electrics 

• Habitability: Adequate heating, sanitation, and functional facilities must be provided at all times 

• Energy efficiency: By 2030, properties are expected to meet EPC C or equivalent, unless formally exempt 

Landlords will be legally obliged to maintain their properties to these standards. Failure to comply could result in enforcement action, including fines or other penalties. 

Top tip: Begin auditing properties now, addressing hazards and energy efficiency gaps. Keeping detailed records of inspections, repairs, and compliance certificates will help demonstrate adherence and reduce enforcement risk.  

Awaab’s Law 

Awaab’s Law introduces strict timescales for landlords to fix serious hazards, including: 

• Damp and mould 

• Structural issues affecting safety or habitability 

• Urgent repairs impacting living conditions 

Tenants will have the right to challenge landlords who fail to act promptly, while local authorities are empowered to enforce compliance. 

Preparing for the changes 

The phased timeline gives landlords a window of opportunity to prepare. 

1. Review your documentation: Make sure your tenancy agreements are ready for the switch to periodic tenancies 
2. Audit your deposit protection: Check that all deposits are correctly protected with an authorised scheme like mydeposits. Compliance errors can invalidate Section 8 notices, leaving you unable to regain possession 
3. Enhance your inventories: Detailed, photographic inventories are essential for resolving disputes under the new system 
4. Stay informed: Legislation can evolve. Keep up to date with mydeposits for the latest guidance and resources