Renters Rights Act 2025 becomes law
Our latest blog outlines what the Renters Rights Act 2025 means for landlords now royal assent is granted and key implementation dates have been announced including a timeline, summary of changes and what landlords need to do now.
For months, landlords, tenants, letting agents and industry bodies have been waiting for certainty on the changes and fundamentally, the date the new tenancy system officially comes into effect.
The Government’s newly published roadmap confirms that from 1 May 2026, the biggest change to private renting in more than 30 years will take effect.
Our blog takes you through everything you need to know with what happens, when it happens, what the new rules look like, and how landlords can prepare confidently with the support of an experienced, value-led letting agent behind them.
We know change can feel daunting, especially when many of the media headlines focus on worst-case scenarios. But we also know the reforms are aimed squarely at poor practice in the sector. Responsible landlords who maintain their properties, choose good agents and follow the rules will be in a strong position. In fact, many of the new requirements simply formalise what good landlords already do.
Let’s break down the facts.
The full timeline for the renters rights act
Here is the clearest picture possible, based entirely on the Government’s official roadmap and the accompanying Propertymark briefings.
27 October 2025
Royal Assent. The Bill becomes the Renters Rights Act 2025.
27 December 2025
New investigatory powers for local councils begin. Councils gain stronger authority to inspect properties, collect information and enforce housing standards.
This has no direct impact on daily letting practice yet, but it sets the stage for stricter enforcement next year.
1 May 2026
The biggest reforms go live! These apply to all new and existing private rented sector tenancies.
This is the date landlords need to prepare for so please see the information below.
From late 2026
Rollout of the national PRS Database.
Mandatory landlord registration will begin region by region.
2027
Reforms apply to the social rented sector.
2028
Mandatory membership of the new PRS Landlord Ombudsman.
2030
Proposed EPC C minimum requirement subject to the Government’s final decision.
2035 or 2037
Implementation of the Decent Homes Standard for the PRS, following consultation.
What exactly happens on 1st May 2026
This is Phase 1. The major structural reforms that affect every private landlord will begin on the same day.
The Government lists these explicitly in the roadmap but here is a summary of what that means in practice:
1. Fixed term tenancies end
All new and existing tenancies in the PRS will automatically become Assured Periodic Tenancies from this date.
• No more fixed terms- all new tenancies are periodic from the outset and existing tenancies become periodic overnight
• No more six month minimum fixed term
• No more annual renewals
Tenants will be able to give two months notice at any time, with the notice aligning to the end of the rent period.
This is a significant shift, but not the threat some headlines suggest when managed professionally. Periodic tenancies already underpin much of the best practice in the sector. 92% of tenancies end because tenants give notice. Typically even with a fixed term in place they may request to mutually negotiate an early termination so this change may not feel as significant as forecast.
2. Section 21 is abolished
Landlords will no longer be able to end a tenancy without a reason and Section 8 becomes the only route to possession.
The grounds have been strengthened, including:
• needing to sell the property
• moving yourself or a family member into the property
• persistent rent arrears (three months)
• serious breach or anti-social behaviour
• student turnover grounds (ground 4A)
The notice period for selling or moving in remains four months and can only be served after month twelve of the tenancy.
Under these new style indefinite agreements, tenants will be able to leave at any time by giving two month's notice, including on the day that they move in. People in general aren't out to make a gain from the system and the majority just want to live their lives, rent a property and not have any hassle.
3. Rent increases limited to once per year
Rent can increase only through a Section 13 notice.
• one increase per 12 months
• two months notice
• rent must reflect fair market value
• tenants may challenge increases through the tribunal
Rent review clauses written into old tenancy agreements will have no effect after this date.
4. Rent bidding is banned
Agents and landlords cannot:
• ask for
• invite
• accept
offers above the advertised rent. This is designed to level the playing field for applicants.
5. Rent in advance is capped
You may not require more than:
• one month’s rent upfront (or 28 days for weekly tenancies)
Tenants can still offer to pay in advance voluntarily after the tenancy starts, but it cannot be a condition and written in the contract. It is recommended guarantors are in place in the event a tenant cannot successfully pass referencing.
6. Anti-discrimination rules take effect
It becomes unlawful to discriminate against tenants who:
• have children
• receive benefits
We can still carry out full affordability checks and select the most suitable tenant, but landlords/agents must not refuse viewings or enquiries on these grounds. The landlord still has the ultimate decision on who to let to. It will become even more important to choose an agent with the best marketing to generate the most enquiries and prospective tenants for landlords to choose from .
7. Tenants gain the right to request a pet
Landlords must consider requests and respond within 28 days. A refusal must be based on a reasonable ground, for example:
• the property is unsuitable
• the superior lease prohibits pets
If we know a tenant has a pet when first applying the landlord can still choose another applicant. The reality is many tenants will get pets if they want one even under the current legislation. Our routine property visits typically pick up evidence of pets and action can be taken to ensure the landlord is protected.
8. Local council enforcement powers expand
From 1 May councils will have enhanced powers for:
• rent repayment orders
• civil penalties
• enforcement reporting
These will be backed by increased funding to improve consistency across England.
9. New written information requirements for landlords
From 1 May 2026 landlords must provide:
• certain prescribed information in new tenancy agreements
• an information sheet to existing tenants by 31 May 2026
Templates for these will be released early next year and we will ensure all documents are correctly issued with records of issue retained.
What this means for landlords in practice
Once the dust settles, the picture is much calmer than some news coverage suggests. If you already:
• use an experienced managing agent
• keep compliance up to date
• maintain your property well
• communicate effectively
• take referencing seriously
• carry out regular inspections
• follow the law
then most of your day to day experience will remain stable but here is what really changes:
Tenancy flow
Tenants will have more flexibility to leave on two months notice.
This places even more emphasis on:
• quality advertising
• vetting good tenants
• building strong relationships
• addressing concerns early
Possession
Section 8 will work cleanly when managed professionally. The key will be:
• clear evidence
• strong record keeping
• accurate notices
• early intervention on rent arrears
• robust management of anti-social behaviour
Our lettings team already operate to this standard. E.g Once they owe three months rent, you can then give four weeks notice that you'll be applying for a possession order. So this is very similar to the route that we've got now that you can use in a fixed term. Routine inspections with accompanying reports are key to identifying any potential problems as early as possible.
Rent reviews
One annual review means:
• no surprise mid-term increases
• a clear annual process
• the need for accurate market valuations
• stronger justification for increases
We will guide landlords through this. This change will have very little impact as we don't know any landlords who have increased the rent more than once in a 12 month period anyway for the same tenants.
Pets
If someone's applying in the first place and they already have pets, there's nothing to say that you have to choose them over another applicant who doesn't. The reality often is that if someone wants a pet they will get one. This is something we typically pick up on during routine property visits and can put addendums in place to make the tenant responsible for cleaning and any damage. The landlord can refuse a mid tenancy request only if it is unreasonable e.g. garden not suitable size or it is a flat and breach of headless.
Paperwork
We will incorporate all changes into updated tenancy agreements and information sheets and maintain all records for compliance.
What landlords should do now
With the date confirmed, now is the time to get ahead. At Sandersons UK as you probably know we have been preparing for the transition and communicating with our landlord via blogs, emails and a webinar over the past 12 months. Now we have certainty, here is where landlords should focus.
1. Review your tenancy agreements
They will become periodic on 1 May 2026, but they still need to be:
• compliant
• current
• clear
• aligned to the new rules
We can review your documents for you as part of a portfolio review if you are unsure.
2. Check your compliance
Safety, licensing and paperwork must be watertight under the new enforcement regime.
We can schedule a property health check for managed or non managed landlords.
3. Plan for rent reviews
We recommend landlords discuss the likely position for 2026–27 so that the Section 13 process is clear and smooth. It might be worth reviewing your rents before 1st May 2026 because after this date, tenants will be able to challenge an increase via a First Tier Tribunal and even if successful, it doesn't get backdated. In effect, tenants have nothing to lose by challenging an increase to gain 1-2 months without the increase.
4. Strengthen your record keeping
Under Section 8, evidence is everything. We maintain precise logs on behalf of our landlords, including tenancy notes, inspections, repair records and communications. This is all critical in the event of any dispute or if it is to be relied on in court.
5. Prepare for the PRS Database
Although not launching until late 2026, landlords should ensure:
• correct ownership information
• up to date safety certificates
• clarity around joint landlords
• an organised archive of documentation
6. Get market ready early
If you plan to sell, relet or change tenants in 2026, getting your property in the best condition now will prevent delays once the new system is active.
Further reading
- You can revisit our earlier updates from previous blogs and news here.
- Government guide is available here
- The whole act is available here
We are here to support you
The Renters Rights Act brings change but it does not bring chaos. For most responsible landlords, this is a manageable shift. Having a proactive, experienced and highly rated agent behind you will be more valuable than ever.
If you would like us to review your tenancy documents, assess your compliance, or talk through how these changes affect your plans for 2026 and beyond, we would be delighted to help.
