Renters’ Rights Act 2025

What It Means for Landlords, Tenants and Property Decisions

The government has now confirmed how the Renters’ Rights Act 2025 will be introduced, with a clear timeline for changes across the private rental sector.

This is one of the biggest shifts in rental legislation in decades. Whether you’re a landlord, a tenant, or involved in property investment, these changes are going to matter.

With Phase 1 starting on 1 May 2026, this is no longer something to keep on the radar. It’s something to start preparing for.

Phase 1: From 1 May 2026

The first phase brings in the most immediate and wide-reaching changes, affecting almost every private tenancy in England.

The headline change is the removal of “no-fault” evictions under Section 21 of the Housing Act 1988. Landlords will no longer be able to regain possession simply by giving notice. A valid legal reason will now be required.

At the same time, fixed-term assured shorthold tenancies (ASTs) are being replaced with open-ended Assured Periodic Tenancies. In practice, this means rolling tenancies as standard, giving tenants more stability and flexibility.

Rent increases will also be more tightly controlled. Landlords will only be able to increase rent once per year using a formal Section 13 notice, with the correct notice period.

There will also be a ban on rental bidding and restrictions on large upfront rent payments. Landlords and agents will not be able to accept offers above the advertised rent or request excessive advance payments.

Tenant protections are also being strengthened. This includes measures around discrimination, such as families with children, and giving tenants the right to request pets.

Local authorities will have greater enforcement powers, including stronger penalties and expanded rent repayment orders.

Crucially, these changes will apply to both new and existing tenancies from day one. Existing agreements will automatically transition, so there is no grace period to get systems in place.

Phase 2: Expected Late 2026

The second phase focuses on visibility and accountability across the rental market.

A mandatory Private Rented Sector Database (PRS Database) will be introduced. All landlords will need to register themselves and every rental property they own.

This database is expected to become publicly accessible, helping tenants make more informed decisions and allowing councils to target enforcement more effectively.

Alongside this, a mandatory PRS Landlord Ombudsman scheme will be launched. This will give tenants a formal route to raise complaints and seek resolution without immediately going through the courts.

For landlords, this marks a clear shift towards greater transparency and formal oversight.

Phase 3: Timing Still to Be Confirmed

The third phase will introduce further reforms focused on property standards and safety.

A modernised Decent Homes Standard (DHS) will be extended to the private rental sector. This will require properties to meet minimum standards around condition, safety and energy efficiency.

Awaab’s Law will also apply, introducing legal deadlines for landlords to address serious issues such as damp and mould.

While the timeline for these changes is still being finalised, the direction is clear and expectations are already being set.

What this means in practice

For tenants, these changes are designed to provide greater security, fairness and consistency. The removal of no-fault evictions and the move to rolling tenancies will change how renting works on a day-to-day level.

For landlords, this is a structural shift. Tenancy agreements, processes and compliance requirements will all need to be reviewed and updated. The introduction of the PRS Database and Ombudsman scheme also increases visibility and accountability.

What to keep an eye on

Further guidance is expected ahead of May 2026, which will clarify the detail behind many of these changes.

Landlords should pay particular attention to how enforcement powers will be applied, especially around documentation, rent increases and property standards.

Future phases, including the database, ombudsman and property standards, will require forward planning and, in some cases, additional investment.

Planning ahead

These reforms will have a wider impact beyond compliance alone. There may be knock-on effects on rental supply, pricing and how landlords structure their portfolios.

Some landlords may reassess their position, particularly those with smaller or less formal portfolios.

What is clear is that reacting late is unlikely to be the best approach. Taking time now to understand the changes and plan accordingly will put landlords in a far stronger position as the new rules come into force.

The timeline is set. The detail is coming. The opportunity now is to be prepared rather than playing catch-up.

If you are concerned about how thi smay affect you, please get in touch.

Barry, The Mortgage Network - Helping you make confident decisions and plan a mortgage that works for you.

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