Renters Rights Act 2025

Key Changes & Implementation Timeline

Phase 1: Starting 1 May 2026

Change	Details
1. Section 21 ‘No-Fault’ Evictions Abolished	• Landlords will no longer be able to use Section 21 of the Housing Act 1988 • All evictions must be through Section 8 using valid, specified grounds
2. Introduction of Assured Periodic Tenancies	• All new and most existing tenancies will automatically become Assured Periodic Tenancies • Tenants can stay indefinitely unless a landlord uses a valid Section 8 ground • Tenants can leave with two months’ notice
3. Reformed Possession Grounds	Eviction will only be allowed when landlords have a legitimate, evidenced reason. Grounds will be strengthened for: • Serious anti-social behaviour • Serious or repeated rent arrears
4. Rent Increases Limited to Once Per Year	Landlords must follow the revised Section 13 process, giving tenants two months’ notice before any rent increase.
5. Rental Bidding and Excess Rent in Advance Banned	Letting agents and landlords cannot: • Encourage or accept bids above the advertised rent • Ask for more than one month’s rent in advance
6. Ban on Discrimination Against Families & Benefit Claimants	It will be illegal to disadvantage renters because they: • Have children • Receive benefits This includes refusing viewings, withholding information, or declining applications.
7. Pet-Friendly Rule: Landlords Must Consider Requests	Landlords must respond to pet requests within 28 days, providing valid reasons if refusing.
8. Stronger Local Council Enforcement & Rent Repayment Orders	New measures include: • Expanded civil penalties • Mandatory enforcement reporting • Rent repayment orders extended to superior landlords • Maximum penalties doubled
9. Additional Enforcement Powers (From 27 December 2025)	Councils gain new investigatory powers allowing them to: • Inspect properties • Request documents • Access third-party data

Phase 2: From Late 2026 – PRS Database & Ombudsman

Stage 1: PRS Database Rollout

Registration Requirements

All private landlords will be required to register, pay an annual fee, and provide key information for each property, including: • Contact details for all landlords • Full property details (address, type, occupancy, furnishings) • Safety certificates (Gas, Electrical, EPC)

Stage 2: Public Access + PRS Landlord Ombudsman

Component	Details
Database Access	Once registration is live: • Public access and data sharing will be activated
PRS Landlord Ombudsman	The new mandatory PRS Landlord Ombudsman will launch. The Ombudsman will: • Provide redress for tenants • Support landlords with guidance and training • Operate on a fair, proportionate fee model
Implementation Timeline	Stage 1: Scheme administrator appointed 12–18 months before launch Stage 2: Landlord membership becomes mandatory (expected 2028)

Phase 3: Decent Homes Standard for the PRS (2035–2037, subject to consultation)

Standard	Details
Decent Homes Standard (DHS)	• A new Decent Homes Standard (DHS) will apply to all PRS properties for the first time • This will introduce minimum housing quality standards and give councils stronger enforcement powers The government is currently reviewing consultation feedback and will confirm: • Final DHS requirements • Implementation timeline
Energy Efficiency (EPC C by 2030)	Government proposals require all PRS properties to meet EPC C or equivalent by 2030, unless exempt.
Housing Health & Safety Rating System (HHSRS) Update	A full review of the HHSRS will be implemented as part of the DHS rollout.
Awaab’s Law Extended to the PRS	• PRS landlords will have legally enforced deadlines to resolve serious hazards • Further consultation will confirm timeframes

Secondary Legislation & Supporting Regulations

Upcoming Regulations

The government will pass additional regulations to complete the rollout, including: • Commencement regulations for abolishing Section 21 • Rules setting out the information landlords must provide tenants • Exemptions (e.g., Purpose-Built Student Accommodation) A full statutory instrument programme will be published in Annex B.

Tenancy Agreement Rules

Tenancy Type	Requirements
New Tenancies (From 1 May 2026)	• Landlords must supply key information in writing, likely via the tenancy agreement • Draft templates will be available in January 2026
Existing Tenancies (Pre-May 2026)	• Written tenancy agreements do not need to be replaced • Landlords must provide the official Information Sheet by 31 May 2026 • Tenancies agreed verbally will require a written summary of terms