The Renter's Rights Act 2025

The Renters’ Rights Act represents one of the most significant changes to the private rented sector in recent years. Designed to improve standards, strengthen tenant protections and modernise the way tenancies operate, the Bill will bring a number of important changes for landlords, tenants, and letting agents alike.

With the legislation being introduced in phases, it’s understandable that many landlords and tenants are unsure about what’s changing, when it’s changing, and how it may affect them in practice. Below, we break down each phase of the Renters’ Rights Bill, explaining what it means, when it’s expected to come into force, and how it could impact you.

The three phases

The Ministry for Housing, Communities and Local Government has published an implementation Roadmap setting out three phases:

Phase 1 – tenancy reform measures
Phase 2 - Introduction of the Landlord Ombudsman requirements and the rollout of the new PRS Database
Phase 3 - Implementation of the Decent Homes Standard and Awaab’s Law

Phase 1 is scheduled to come into force on 1 May 2026, followed by Phase 2 later in 2026. Phase 3 is expected to enter consultation in 2035 or 2037. In the meantime, the Renters’ Rights Act 2025 will introduce a new enforcement framework on 27 December 2025.

27.12.2025 - Local Authority Investigatory Powers

The Renters’ Rights Act 2025 is firstly introducing a new framework aimed at improving standards across the private rented sector (PRS) in England. At the core of these reforms are strengthened investigatory powers for local authorities, designed to enforce legislation fairly and consistently.

The updated regime gives councils legal authority to investigate potential breaches of housing law - this could be properties in poor condition, homes without the appropriate selective licences (this only applies to certain areas), where the tenant has complained to the council, or where there are general public health/safety concerns surrounding the property.

These powers are structured and proportionate, not intrusive, ensuring that inspections are conducted professionally, evidence is collected lawfully, and both landlords’ and tenants’ rights are respected throughout the process. Councils are expected to use these powers responsibly, with robust governance, comprehensive record-keeping, and proper training to ensure consistency and accountability across the sector.

A key part of the Act concerns entry to residential and business properties:

Residential premises: Officers must provide at least 24 hours’ written notice under Section 114 before entering a tenant’s home, unless they have obtained a court warrant. Upon arrival, they must present identification and clearly explain the purpose of the visit.
Business premises: Entry rules differ slightly; officers may enter without notice when appropriate, for example, to access management or licensing records. Regardless of notice, officers must act responsibly, minimise disruption, and clarify their authority.

Forced entry is only permitted in limited cases and requires a magistrates’ warrant, ensuring intrusive powers are used only when absolutely necessary. Once on-site, officers can inspect the property, take photos or video recordings, speak to people present and examine, copy, or seize relevant documents.

For landlords, the message is simple: compliance is mandatory. Landlords should ensure properties are properly licensed, safety obligations are met and documented, management records are accurate and accessible and tenants can raise concerns freely.

Phase 1 - tenancy reform measures

From 1 May 2026, the new tenancy system will apply to all private rentals. Existing tenancies will automatically transition to the new framework, and all tenancies starting on or after this date will be governed by the updated rules.

A. Abolish section 21 ‘no fault’ evictions

Changes: Section 21 evictions will no longer be valid

A Section 21 notice is an eviction landlords can serve to tenants, giving them 2 months notice to leave the property, without having to give a reason why. From 1 May 2026, landlords in the private rented sector will no longer be able to use Section 21 of the Housing Act 1988 to evict tenants. Any Section 21 notices served before this date will remain valid until they either expire (six months from the issue date) or are resolved. Instead, landlords will need to serve a Section 8 notice, specifying a valid reason for eviction under the Renters’ Rights Act.

Our chosen solicitors, Shoosmiths, have compiled a fantastic document explaining the changes to the notice periods which can be found by clicking here.

B. Introduce Assured Periodic Tenancies in the private rented sector (PRS)

Changes: All tenancies will be periodic (monthly) and not fixed term

Most new and existing tenancies in the private rented sector will become Assured Periodic Tenancies, allowing tenants to stay indefinitely unless a valid Section 8 notice is served. Tenants can end their tenancy with two months’ notice (replacing the current 1 month notice period).

All new tenancies must include a written agreement with specific information set out by the UK Government. Existing written agreements don’t need to be changed, but landlords must provide tenants with a government information sheet explaining how the reforms affect their tenancy. For tenancies without a written agreement, such as verbal or protected (Rent Act) tenancies, landlords will need to provide a written document covering the required information.

C. Reform possession grounds in the PRS so they are fair for both parties

Changes: Landlords will only be able to evict tenants when they have a valid reason

Possession grounds will be expanded to give landlords clearer legal tools to evict tenants in specific circumstances. This includes tenants who engage in anti-social behaviour or those who fall into serious, persistent rent arrears. The changes aim to balance tenant protections with the need for landlords to maintain safe, well-managed properties and to ensure that problematic behaviour or repeated non-payment can be addressed more efficiently through the legal system.

D. Limit rent increases to once a year

Changes: Tenants must be advised of rent increases 2 months in advance (currently 1 month)

Landlords will be required to follow the updated Section 13 process, providing tenants with a notice of any proposed rent increase at least two months before it takes effect.

As always, tenants will be able to challenge rent increases or the initial level of rent via application to the First-tier Tribunal. When a tenant challenges a rent increase, the tribunal doesn’t judge the increase, it decides the open market rent for the property. This means the Tribunal can approve, reduce or even increase the landlord’s proposed rent increase level.

E. Ban rental bidding and rent in advance

Changes: Landlords cannot allow rental bidding, or accept lump sums of rent in advance

Landlords and letting agents will no longer be allowed to ask for, encourage, or accept offers above the advertised rent. This ensures transparency and fairness in the rental market, preventing tenants from being pressured into paying more than the listed price. Additionally, landlords and agents will not be permitted to request more than one month’s rent in advance, making initial costs more manageable for tenants and reducing financial barriers to renting.

F. Make it illegal to discriminate against renters who have children or receive benefits

Changes: Landlords cannot decline tenants (unemployed or not) just because they are in receipt of benefits

Landlords and letting agents will be prohibited from discriminating against tenants because they have children or receive benefits. This means they cannot take any action that makes it harder for someone to rent a property or prevents them from renting altogether. Examples include withholding information about a property (such as its availability), refusing viewings, or declining to grant a tenancy. These rules aim to ensure that all prospective tenants are treated fairly and have equal access to housing, regardless of family circumstances or financial support.

G. Require landlords in the PRS to consider tenant requests to rent with a pet

Changes: Landlords cannot automatically refuse pets in their property

Landlords will have an initial period of 28 days to respond to a tenant’s request. If they choose to refuse the request, they must provide clear and valid reasons for their decision. This ensures that tenants’ requests are considered fairly and transparently, giving landlords a reasonable timeframe while holding them accountable for any refusal.

More information is available in our blog “Renting with pets - tips and advice”, which you can read by clicking here.

H. Strengthen both local council enforcement and rent repayment orders

Changes: Councils will have more powers to punish “bad” landlords

Civil penalties (fines) will be expanded, giving local councils greater power to take action against landlords who breach housing rules - this is discussed in further detail at the start of this blog. As mentioned above, councils will also be required to report on their enforcement activity, increasing transparency and accountability.

Rent Repayment Orders (RROs) enable a tenant - or the council acting on their behalf - to reclaim up to 12 months’ rent if a landlord has breached important legal obligations. This includes situations where a landlord:

Charges rent illegally
Harasses or evicts tenants unlawfully
Operates unlicensed properties
Violates key housing laws

Under the new rules, RROs will also apply to superior landlords, the maximum repayment amount will be doubled to 24 months, and repeat offenders will be required to pay the full maximum penalty, ensuring stronger enforcement and greater accountability.

Phase 2: From Late 2026 – PRS Database and Landlord Ombudsman

Phase 2 of the reforms will introduce the Private Rented Sector (PRS) Database and the PRS Landlord Ombudsman, and is due to be rolled out in two key stages starting from late 2026.

Stage 1: Regional Rollout of the PRS Database

The PRS Database is expected to launch from late 2026. Registration will be mandatory for all private landlords, who will also be required to pay an annual fee, with the exact amount confirmed closer to launch. Regulations will require landlords to register and provide key property information. Landlords will also be unable to obtain a possession order for their property unless they are registered on the database.

Subject to Parliamentary approval, the database will collect at least the following information for each PRS property:

Landlord contact details, including information for all joint landlords
Property details, such as full address, type of property (flat or house), number of bedrooms, number of households/residents, and whether the property is occupied and furnished
Safety information, including Gas and Electric certificates and Energy Performance Certificates, ensuring tenants can be confident about the safety and energy efficiency of the property

Stage 2: Further Database Rollout and Introduction of the PRS Landlord Ombudsman

During phase 2, the PRS Landlord Ombudsman will be introduced to provide a redress service for tenants when issues arise, while also supporting landlords with guidance, training, and tools to address complaints early. Participation in the Ombudsman scheme will be mandatory for all PRS landlords, who will fund the service through a fair and proportionate charging model, to be confirmed closer to launch.

The Ombudsman will be implemented after the database is fully operational, and efforts are underway to integrate the database and Ombudsman systems to reduce the administrative burden on landlords. The development of the Ombudsman will take place in two stages:

Stage 1: At least 12–18 months before full implementation, the Secretary of State will appoint a scheme administrator to set up and scale the service.
Stage 2: Landlords will be required to join the scheme, expected in 2028, once the service is fully ready. Sufficient notice will be provided before mandatory membership is enforced.

Civil penalties for non-compliance can range from £7,000 up to £40,000, and criminal prosecutions may apply for offences such as providing fraudulent information to the database or failing to comply with the Ombudsman’s requirements.

Phase 3: Decent Homes Standard and Awaab’s Law in the Private Rented Sector

The Decent Homes Standard (DHS) will be introduced to the private rented sector for the first time as part of the Renters’ Rights Act, which received Royal Assent on 27 October 2025 (though it is not yet fully in force).

Until now, landlords of substandard properties could only face prosecution through the courts, with penalties decided by a judge. The new Act gives local councils stronger enforcement powers, including civil penalties of up to £40,000, to encourage landlords to maintain safe and decent homes. Landlords who fail to comply may also face criminal prosecution, and tenants (or the council on their behalf) can apply to the First-tier Tribunal for a rent repayment order as mentioned in phase 1.

The DHS has guided minimum standards for social housing since the early 2000s. The most recent update was in 2006, when the Housing Health and Safety Rating System (HHSRS) replaced the Housing Fitness Standard. HHSRS assesses risks to health and safety but does not define a minimum standard for conditions. The new DHS will create a legally binding standard for the private rented sector, working alongside HHSRS to regulate housing quality

“A Decent Homes Standard has been in place in the social rented sector since 2004. Now it is being applied to private rentals. For landlords who already meet legal requirements, there should be no issues. However, 21% of private rented homes currently fail to meet standards, meaning some landlords will need to upgrade their properties or risk fines, criminal records, or even imprisonment.”
- Sean Hooker, Head of Redress, Property Redress Scheme

Awaab’s Law

Phase 3 will also extend Awaab’s Law to the private rented sector. Introduced following the tragic death of 2 year-old Awaab due to mould in his housing association home, this law sets strict timeframes for landlords to address serious hazards.

“Too often, rogue landlords have harmed tenants and damaged the sector’s reputation. Measures like Awaab’s Law and the DHS help ensure every rental home is safe and decent, with swift action where standards are breached.”
- Ben Beadle, CEO, NRLA

Phase 3, including Awaab’s Law and the modernised Decent Homes Standard, is expected to come into force in 2035 or 2037, with the final date to be confirmed following consultation.

Sources:

https://mailchi.mp/guild-let.co.uk/gueu247i2u?e=6c8e932344

https://www.totallandlordinsurance.co.uk/knowledge-centre/decent-homes-standard

https://acrobat.adobe.com/id/urn:aaid:sc:eu:6fa5b0db-ba32-45d5-a4e7-02d5b332adac

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