The Renters’ Rights Act 2025 brings the biggest shake-up to the private rented sector in decades. With a phased rollout beginning in 2026, the Act aims to increase security, fairness and accountability across the rental market. For landlords, understanding when each change takes effect is essential for staying compliant and preparing your property management processes. This guide summarises the key dates and what each phase means in practice.
Section 21, the “no-fault” route to possession, will end for new cases from 1 May 2026. From this point on, landlords will need to use the strengthened Section 8 process whenever they need to recover their property.
Although this change may initially feel restrictive, the updated Section 8 framework includes clear, widened grounds for situations such as:
Any Section 21 notice served before the May 2026 deadline will still count, so landlords preparing to sell or redevelop may wish to plan ahead.
At present, most landlords offer a 12-month fixed term, often with a six-month break clause, giving a predictable period of rental income and making it harder for tenants to leave early without financial consequences.
The new rules will replace these arrangements with assured periodic tenancies, which operate on a rolling basis from day one. Instead of committing to a set length of stay, tenants will be able to give two months’ notice at any point, starting from the very beginning of the tenancy.
The Act also modernises how rent is taken and increased:
Landlords and letting agents will no longer be able to ask for, encourage, or accept offers above the advertised rent. The new rules also limit upfront payments to one month’s rent, ending the practice of requesting multiple months in advance. These changes aim to make renting fairer, particularly for tenants on lower incomes or without a UK-based guarantor.
Under the new rules, landlords and letting agents can no longer automatically refuse tenants because they have children or receive benefits. This includes indirect discrimination, such as refusing viewings, withholding information, or rejecting applications before affordability checks. Landlords must now assess each applicant on their individual circumstances rather than blanket policies.
Landlords can no longer unreasonably refuse a written request for a pet and must respond within 28 days. Acceptable reasons for refusal include the property being unsuitable or restrictions from a superior landlord.
Standard deposits may not fully cover pet-related damage, so specialist pet insurance is recommended. Total Landlord offers cover of up to £2,500 in addition to the deposit, helping landlords accommodate responsible pet owners with confidence.
Penalties will increase and enforcement powers for local authorities will be strengthened. Rent repayment orders will now apply to superior landlords, the maximum penalty is doubled and repeat offenders must pay the full amount. Local authorities will also have clearer investigation powers, better access to tenancy records, and a duty to report enforcement activity consistently.
From late 2026, all private landlords must register on the PRS Landlord Database, providing key property and safety details.
The PRS Landlord Ombudsman will follow, offering a free service to resolve tenant disputes and provide guidance to landlords. Membership is expected to become mandatory in 2028, with advance notice given.
Phase three introduces a Decent Homes Standard (DHS) to the private rented sector, which requires all properties meet minimum quality and safety requirements. Local authorities will have powers to enforce compliance, and landlords are expected to start improvements wherever feasible. All privately rented homes are expected to meet Minimum Energy Efficiency Standards (MEES) of EPC C by 2030, unless exempt.
Awaab’s Law will extend to the private rented sector, giving tenants legal rights to challenge serious hazards such as damp or mould, with enforceable timescales for repairs.
Learn more about our services and how we can help or speak to one of our legal specialists at Landlord Action. For more information on the Renters’ Rights Act, read our partner Total Landlord’s guide: 12 key changes to the tenancy lifecycle under the Renters’ Rights Act (England).
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