Renters' Rights Act 2025: Key dates for landlords

The Renters’ Rights Act 2025 will introduce some of the most significant reforms to the private rented sector in decades. Designed to enhance security, standards, and fairness, the Act will reshape the relationship between landlords and tenants across England. In November 2025, the Government published its implementation plan, detailing a structured three-phase rollout. For landlords and letting agents, understanding these timelines is crucial for preparing for the changes ahead.

Total Landlord’s guide breaks down the key dates of the Act, explaining what each phase means for you. By staying informed, you can navigate these reforms with confidence and continue to manage your properties effectively while meeting your legal obligations.

Phase one: Tenancy reforms from 1 May 2026

Approximately six months after Royal Assent, Phase one of the Act will come into effect on 1 May 2026. This initial stage introduces fundamental changes to tenancy agreements, eviction processes, and rental practices, aiming to provide greater security and transparency for tenants.  

Abolition of Section 21 ‘No-Fault’ Evictions

One of the most significant changes is the abolition of Section 21 of the Housing Act 1988. From 1 May 2026, landlords in the private rented sector will no longer be able to use Section 21 notices to end a tenancy without providing a specific reason. This reform ends the practice of ‘no-fault’ evictions, which previously allowed landlords to regain possession with just two months' notice.

Under the new system, landlords must rely on Section 8 possession grounds to evict a tenant, such as:

• Persistent or serious rent arrears
• Anti-social behaviour
• The landlord’s intention is to sell the property or for them or a close family member to occupy it
• Redevelopment or refurbishment requirements

It is important to note that any Section 21 notice served before 1 May 2026 remains valid until it expires or the tenant vacates the property.

Introduction of assured periodic tenancies

Under the new legislation, assured periodic tenancies will become the standard tenancy arrangement in the private rented sector, replacing the traditional fixed-term agreements. This means tenancies will no longer have a predetermined end date and will instead run on a rolling basis. A tenancy will only end if the tenant chooses to leave or if the landlord successfully serves a Section 8 notice.

This change is designed to give tenants greater long-term security. To balance this, the grounds for possession under Section 8 will be extended to make it easier for landlords to evict tenants who are in serious rent arrears or engage in anti-social behaviour.

Limit rent increases to once a year

From 1 May 2026, landlords will only be able to increase rent once per year. The use of rent review clauses within tenancy agreements will no longer be valid for initiating increases. Instead, all rent rises must follow the formal Section 13 process. This requires landlords to complete Form 4 and provide tenants with at least two months' notice of the proposed new rent.

Each tenant must receive their own copy of the completed Form 4, along with a covering letter explaining the purpose of the form. Providing individual copies helps prevent disputes where a tenant might claim they did not receive proper notice, potentially invalidating the rent increase.

Tenants will also now have the opportunity to challenge rent increases without financial risk. If a tenant disputes the proposed increase, they can refer the matter to the First-tier Tribunal, which will assess whether the new rent is fair and in line with local market rates. Crucially, the tribunal cannot set the rent higher than the landlord’s original proposal, meaning tenants can challenge an increase without fear of being left in a worse position.

Ban on rental bidding and rent in advance

To create a more transparent market, the Act will ban rental bidding. Landlords and letting agents will be prohibited from encouraging or accepting offers above the advertised rent. Properties must be let at the price they were originally listed for, preventing bidding wars that can disadvantage tenants.

The Act also limits the amount of rent that can be requested upfront to a maximum of one month’s rent. This reform ends the practice of asking tenants to pay several months' rent in advance, which often created significant financial barriers for students, those on lower incomes, or tenants without a UK-based guarantor.

Ending blanket bans on tenants with children or on benefits

Historically, many prospective tenants have faced barriers when searching for a home due to “No DSS” or “No children” policies, which were often applied automatically and without individual consideration.

Under the new legislation, landlords and letting agents will no longer be permitted to refuse applications purely on the basis that a tenant has children or receives benefits. This includes indirect forms of discrimination, such as:

• refusing to book viewings
• declining to provide further information
• or rejecting an application before affordability checks or references have been reviewed

Instead, landlords must assess applicants based on their personal circumstances rather than outdated or discriminatory criteria.

Tenants’ right to keep pets

The Act introduces a significant change regarding pets. Landlords will no longer be able to unreasonably refuse a tenant's written request to keep a pet. After a tenant submits a request, landlords have 28 days to respond. Acceptable reasons for refusal may include the property being unsuitable, for example a large dog in a small flat without outdoor space, or restrictions from a superior landlord or leaseholder.

While landlords can use the standard deposit to cover pet-related damage, this is often insufficient. Research shows that in 35% of cases, the deposit does not cover the full cost of repairs. To address this, it is highly recommended that landlords obtain specialist pet damage protection.

Total Landlord offers cover of up to £2,500 in addition to the deposit, protecting against both accidental damage and gradual wear and tear. This allows landlords to accommodate responsible pet owners with greater confidence.

Strengthened enforcement and rent repayment orders

The Act will expand civil penalties and strengthen local authority enforcement powers across the sector. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled, and repeat offenders required to pay the maximum amount.

Local authorities will also benefit from clearer powers to investigate, improved access to property and tenancy records, and a requirement to report enforcement activity consistently. These changes aim to create greater transparency and nationwide consistency in how standards are upheld.

Phase two: New systems from late 2026

Phase two of the Act will introduce two key systems designed to professionalise the sector: the private rented sector Landlord Database and the Landlord Ombudsman. The rollout for these initiatives is set to begin in late 2026.

Landlord Database

From late 2026, the Government will begin the regional rollout of the landlord database. This will be a mandatory registration system for all private landlords in England, designed to create a comprehensive national record of rented properties and the people responsible for managing them.

Regulations will require landlords to supply key details about themselves and each property they let. Although final requirements are subject to parliamentary approval, the minimum expected information includes:

• Landlord contact details, including contact information for all joint landlords
• Property details, such as the full address, property type (e.g., house or flat), number of bedrooms, number of households/residents, and confirmation of occupancy and furnished status
• Safety compliance information, including valid Gas Safety Certificates, Electrical Installation Condition Reports (EICRs), and Energy Performance Certificates (EPCs)

Landlord ombudsman

The Ombudsman will provide a free, impartial service for tenants to resolve disputes without going to court. It will also offer guidance and training to landlords to help them manage complaints effectively. All private landlords will be required to join the scheme and contribute to its funding through a fair fee structure. The exact cost will be confirmed closer to launch.

Ombudsman development timeline

The Implementation of the Ombudsman will happen after the introduction of the Database in two stages:

Stage one: Appointment and preparation

• The Secretary of State will appoint a scheme administrator to run the new service
• Once appointed, the organisation will begin scaling up operations, setting up systems, and preparing for nationwide delivery

Stage two: Mandatory membership

• Landlords will be required to become registered members of the ombudsman once the Secretary of State is satisfied that the scheme is fully operational
• Membership is expected to become mandatory in 2028, and landlords will be given sufficient notice before the requirement comes into force

Phase three: A new Decent Homes Standard in the private rented sector (proposed 2030 onwards)

The final phase of the Renters’ Rights Act 2025 will introduce a new Decent Homes Standard (DHS) for the private rented sector. This phase focuses on improving property quality, safety, and sustainability in all rented homes to meet modern standards. Following the Government’s consultation on the DHS between 2 July and 12 September 2025, they proposed for the standard to be brought into force in 2035 or 2037. The DHS aims to raise the overall condition of the private rented sector, providing tenants with safe, healthy, and energy-efficient homes.

Minimum Energy Efficiency Standards (MEES)

All domestic privately rented properties in England and Wales are expected to meet EPC C or equivalent by 2030, unless a valid exemption applies. Stronger energy efficiency requirements will help reduce energy costs for tenants and support the Government’s net-zero commitments.

Awaab’s Law to the private rented sector

The Act will extend Awaab’s Law to the private rented sector, establishing clear, legally enforceable timeframes for landlords to address serious hazards, such as damp, mould, and other health risks. Tenants will have the right to challenge landlords who fail to address dangerous conditions within these timelines. The government will consult on the detailed implementation and enforcement processes, including specific timescales, to provide clarity for landlords and tenants alike.

Key takeaway

The Renters’ Rights Act 2025 represents a major transformation of the PRS, introducing reforms designed to improve security, fairness, and property standards. Through its phased approach, the Act abolishes no-fault evictions, introduces assured periodic tenancies, limits rent increases, bans rental bidding, and strengthens protections for tenants, including those with children or benefits. Phase Two establishes a national landlord database and an Ombudsman scheme, increasing transparency and supporting landlords in resolving disputes. Phase Three will introduce a new Decent Homes Standard, higher energy efficiency requirements, and extend Awaab’s Law to ensure homes are safe and healthy. Together, these reforms aim to create a private rented sector that is fairer, safer, and more accountable, benefiting both tenants and landlords while preparing the sector for the future.