Overview
The Renters’ Rights Act 2025 contains big changes, affecting different parts of housing law. and will be implemented using a phased approach to allow landlords (both social and private) time to make the required changes.
The most significant change for most tenants is the abolition of the Section 21 accelerated possession process. If a landlord wants to gain possession they must rely on issuing a Section 8 notice.
Section 8 of the Housing Act 1988 has a number of grounds for possession. Each ground has its own required notice period, ranging from 2 weeks to 4 months. When multiple grounds are cited, the longest notice period applies.
Once the notice period expires, landlords can begin court proceedings. If the tenant does not vacate, landlords may apply to the court for a possession order. If granted, enforcement officers or county court bailiffs can be used to carry out the eviction, following an additional 14-day notice.
All existing Assured Shorthold Tenancies (AST) in the private sector will automatically become Assured Periodic Tenancies (APT) on 1st May regardless of whether an existing fixed term has expired. The tenant will then be required to give their landlord 2 months notice if they wish to end the tenancy. In effect tenants will be able to give two months’ notice at any point, even from day one of their tenancy. To be valid the Notice must expire on the last day of a tenancy period (e.g. If the tenancy started on the 5th of July (day 1), and the tenant served Notice on the 6th July, the Notice period would not actually end until the 5th of September)
Landlords are not required to issue a new tenancy agreement on 1st May unless they have an agreement to increase the rent. Rent review clauses cannot be used for new rent increases after 1 May 2026. If a tenant has a rent review clause in their current tenancy agreement, it will not apply after this date.
Landlords must instead use the process in section 13 of the Housing Act 1988 for increasing the rent. This means a landlord can only increase the rent once per year.
The Landlord will need to give the tenant written notice of any proposed rent increase at least 2 months
before that increase would take effect using Form 4A. Any rent increase must be no higher than
the open market rent. If a proposed increase is above market rate, the tenant can challenge it at the First-tier Tribunal.
Phase 1: From 1 May 2026
11. In Phase 1 the government will:
a. abolish section 21 ‘no fault’ evictions – landlords in the private rented sector (PRS) will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants.
b. introduce Assured Periodic Tenancies in the private rented sector (PRS) – the vast majority of new tenancies and existing tenancies in the PRS will become Assured Periodic Tenancies. This means tenants will be able to stay in their property for as long as they want, or until a landlord serves a valid section 8 notice. Tenants will be able to end their tenancy by giving two months’ notice.
c. reform possession grounds in the PRS so they are fair for both parties – landlords will only be able to evict tenants when they have a valid reason. Possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in serious persistent rent arrears.
d. limit rent increases to once a year in the PRS – landlords will have to follow the revised section 13 procedure and provide the tenant with a notice detailing the proposed rent increase at least 2 months before it is due to take effect.
e. ban rental bidding and rent in advance – landlords and letting agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent. Landlords and agents will also not be able to request more than 1 month’s rent in advance.
f. make it illegal to discriminate against renters who have children or receive benefits – landlords and letting agents will not be able to do anything to make a tenant less likely to rent a property (or prevent them from renting it) because they have children or receive benefits. This includes withholding information about a property (including its availability), stopping someone from viewing it, or refusing to grant a tenancy.
g. require landlords in the PRS to consider tenant requests to rent with a pet – landlords will have an initial 28 days to consider their tenant’s request, and they will have to provide valid reasons if they refuse it.
h. strengthen both local council enforcement and rent repayment orders – civil penalties will be expanded, and there will be a new requirement for local councils to report on enforcement activity. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled, and repeat offenders required to pay the maximum amount.
These measures will all take effect on 1 May 2026.
12. New investigatory powers giving local councils a stronger ability to inspect properties, demand documents, and access third-party data to crack down on rogue landlords and enforce housing standards more effectively will come into effect on 27 December 2025.
13. The abolition of section 21 and tenancy reforms during Phase 1 will not apply initially to the social rented sector. This will happen during Phase 2.
Phase 2: From late 2026
14. During Phase 2 we will introduce the PRS Database and PRS Landlord Ombudsman. This will be implemented in 2 key stages, beginning from late 2026:
Stage 1: Regional rollout of the database for landlords and local councils
15. Commencement of a roll out of the Database from late 2026. Signing up to the PRS Database will be mandatory for all PRS landlords and they will be required to pay an annual fee which will be confirmed closer to launch.
16. Regulations will mandate landlord registration, payment of a fee and the provision of key information by landlords. Subject to the will of Parliament, we expect this to include at minimum, for each PRS property:
- The landlord’s contact details. This will include capturing relevant information from all joint landlords.
- The property details including the full address, type of property (flat/ house), number of bedrooms, number of households/residents and confirming whether the property is occupied and furnished, etc.
- Safety information – Gas, Electric and Energy Performance Certificates – so tenants are assured about the safety and energy efficiency of the property.
Stage 2: Further roll out of the database and introduction of the Ombudsman
17. Public access and data sharing will be enabled following the launch of landlord registration.
18. Establishment of the PRS Landlord Ombudsman during Phase 2. The Ombudsman will provide a redress service for private rented sector tenants when things go wrong. It will also support landlords with tools, guidance and training on handling complaints from tenants early. The Ombudsman scheme will be mandatory for PRS landlords. Landlords will be required to fund the service through a fair and proportionate charging model, confirmed closer to launch.
19. Implementation of the Ombudsman will happen after the introduction of the Database, and we continue to explore ways to share information between the Database and the Ombudsman to minimise landlord sign-up burden.
20. The development of the Ombudsman will happen in stages:
- Stage 1 will happen at least 12 to 18 months before implementation. The Secretary of State will choose a scheme administrator to run the new service, which will then need time to scale up.
- Stage 2 will require landlords to be members of the new service – we expect this to be in 2028, when the Secretary of State is confident the service is ready for delivery. We will make sure landlords are given sufficient notice in advance of requiring them to be members of the scheme.
Phase 3: A new Decent Homes Standard in the PRS (dates settled following consultation)
21. The government will introduce a Decent Homes Standard (DHS) to the PRS for the first time. This will ensure that all PRS properties meet a minimum standard of housing quality and provide local councils with powers to take enforcement action if PRS properties fail to meet it. It is proposed to be brought into force in either 2035 or 2037.
22. While the proposals have a long-term deadline, the general expectation is that landlords should commence works earlier wherever feasible, remaining mindful of the effect on tenants.
23. Government has consulted on plans to require all domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place.
Further details will be set out in the government’s response to the consultation.
24. As part of the pathway to applying the Decent Homes Standard to the PRS, the government will implement the review of the Housing Health and Safety Rating System (HHSRS).
25. Awaab’s Law will be extended to the PRS, setting clear legally enforceable timeframes within which PRS landlords must make homes safe where they contain serious hazards. This will empower tenants to challenge dangerous conditions in their homes.