When the Renters’ Rights Bill gained Royal Assent on 28th October 2025, it marked the culmination of years of government pledges around rental reform.
It was first in July 2018 that the Conservative government proposed scrapping section 21, in response to a consultation on overcoming the barriers to longer tenancies. However, the first formal draft of legislation didn’t come until 17th May 2023.
A change of government saw that Bill scrapped and replaced by Labour’s Renters’ Rights Bill, which was introduced in the House of Commons on 11th September 2024. For the most part, it was very similar to the previous Bill, but with a few notable changes that weighted it more heavily in favour of tenants.
The final Renters’ Rights Act is more or less as Labour intended it to be, and there has been overwhelming support for most measures from the rest of the Government.
When will the Renters' Rights Act come into force?
On 13th November, the Government announced its roadmap for the new legislation.
The first change will take effect on 27th December this year, when local councils will be given new investigatory powers, including the ability to inspect properties without notice if breaches are suspected, demand documentation and access third-party data.
The rest of the measures in the Act will come into force in three phases:
Phase 1, 1st May 2026
The new assured tenancy will be introduced, which will incorporate:
• The end of fixed-terms and a new periodic tenancy agreement.
• The abolishing of section 21.
• Updated section 8 grounds for possession.
• Rent in advance limited to one month’s rent.
• Rent increases limited to once a year.
• Tenants having the right to request a pet and landlords being unable to refuse without a valid reason.
At the same time:
• Bidding wars will be banned
• It will become illegal to discriminate against tenants receiving benefits or with children
• Rent repayment orders will be strengthened
• Stronger civil penalties will be introduced, including raising the maximum fine from £30,000 to £40,000
Phase 2, beginning in late 2026
• The PRS Database will be introduced, and all landlords will be required to register and pay a fee. This probably won’t be implemented for 12-18 months, to allow time for a scheme administrator to be chosen and put into place.
• Once the Database is up and running, the landlord Ombudsman will be established, with membership mandatory for landlords. This is unlikely to be before 2028.
Phase 3, timings to be confirmed
• The new Decent Homes Standard will be introduced following a consultation – likely some time in the mid-2030s.
• The minimum EPC energy rating will be raised from E to C.
• The Housing Health and Safety Rating System (HHSRS) will be reviewed.
What do landlords need to do?
Now that we know the most significant changes impacting the day-to-day running of tenancies will come into effect in under six months, it’s essential to understand what you need to do to ensure you remain compliant and can transition smoothly to the new rules.
If you look after your own properties and tenancies, there are a lot of things you will need to start doing. These include:
1. Make sure you use the legally correct new periodic tenancy agreement for all new tenancies from 1st May next year.
2. Strengthen your screening process for new tenants.
3. Check your advertising complies with the new stronger discrimination rules.
4. Keep clear records (written and photographic) of any tenant issues to ensure that if you need to evict after the new rules take effect, you have sufficient evidence to support a section 8 ground.
5. Check the changes to section 8 grounds for eviction and be particularly aware of the new notice periods.
6. Check whether your landlord insurance will cover you for rent arrears and eviction costs.
7. Consider keeping more money in reserve, in case you have more frequent turnover and a higher level of voids once fixed terms are removed.
8. Keep up to date with current rental prices and charge a realistic market rent when you need to find a new tenant or make an annual rental increase.
9. Consider whether there is anything you could do to make your property more child and pet friendly.
10. Ensure your property is compliant with all current minimum health and safety standards and you deal with any issues and complaints promptly.
For Fully Managed landlords
If we manage your properties under our Fully Managed service, we will take care of all of this on your behalf so you don't need to worry. As members of Propertymark, our teams are trained and kept up to date with all legislative changes, and we have excellent legal support that ensures our paperwork and processes are of the highest standard.
If you’re currently self-managing and would like to discuss our services for landlords, just get in touch with your local branch and have a chat to one of the lettings team.
For more information on all the incoming changes, visit our comprehensive Renters’ Rights Act page.
