The Renters' Rights Act - What's changing and when

by Alice Pizzey

The Renters’ Rights Bill received Royal Assent on 27 October 2025, becoming the Renters’ Rights Act 2025.

The Government has now confirmed a phased implementation timetable, with the first major changes taking effect from 1 May 2026.

These changes apply to private landlords and tenants in England. The new rules banning rental discrimination also extend to Scotland and Wales.

New local council powers (from 27 December 2025)

These powers start before Phase 1 to help councils enforce the new rules. Designed to crack down more effectively on rogue landlords.

  • Councils can access third-party data (e.g., from utilities).
  • Can demand documents from landlords.
  • Can inspect properties more easily, with fewer procedural barriers.

Phase 1 - Starting 1 May 2026

1. End of Section 21 “No Fault” evictions

Landlords can no longer evict tenants using Section 21 of the Housing Act 1988. Landlords will rely on revised Section 8 grounds to regain possession, including:

  • Landlord or family intending to occupy the property (after 12 months).
  • Intention to sell the property (after 12 months).
  • Redevelopment or demolition requiring vacant possession.
  • Persistent rent arrears (tenant is at least three months in arrears).
  • Persistent antisocial behaviour.

These will not apply initially to the social rented sector, this will happen during Phase 2.

2. Transition to periodic tenancies

All existing fixed-term and assured shorthold tenancies (ASTs) will automatically convert into periodic (rolling) tenancies - giving tenants more control. Tenants can end the tenancy with two months' notice at any time. No new fixed-term tenancies will be permitted. Landlords may end a tenancy only with a valid Section 8 ground.

3. Rent increases limited to once per year

Landlords must:

  • Use the Section 13 (form 4) process.
  • Provide 2 months’ notice.
  • Keep increases in line with market rates.
  • Avoid “backdoor evictions” (Landlords cannot use excessive rent increases to force tenants out).

Tenants may challenge rent increases at the First-tier Tribunal.

4.Ban rental bidding wars

Landlords and agents cannot ask for, encourage, or accept offers above the advertised rent.

5. Ban on large upfront rent payments

Landlords and agents may not:

  • Request or accept rent before the tenancy agreement is signed.
  • Ask for more than one month’s rent in advance.

6. Right to request a pet

Landlords must:

  • Consider pet requests within 28 days (and must not unreasonably refuse consent).
  • Give valid reasons for refusing (e.g. building restrictions).

If the landlord requires reasonable extra information then they have a further 7 days to respond from the date the tenant provides this extra detail.

7. Ban on discrimination against families and benefit claimants

It becomes illegal for landlords or agents to discriminate against:

  • Tenants with children.
  • Tenants receiving benefits.

It will cover both obvious discrimination like adverts saying “No DSS” and more subtle ways landlords or agents can put people off or block them from renting.

The only exceptions are where there is a legitimate reason, such as avoiding statutory overcrowding or if a tenant cannot afford the rent.

8. Stronger enforcement & rent repayment orders

Tenants can apply for Rent Repayment Orders if landlords commit certain offences, such as failure to comply with PRS Database regulations or illegal eviction.

  • Civil penalties rise significantly (up to £40,000 for repeat offenders. First or minor non-compliance up to £7,000).
  • The maximum amount that can be reclaimed is doubled, allowing tenants to recover up to 24 months of rent in the most serious cases.
  • Repeat offenders automatically receive the maximum - the tribunal will automatically order the full 24 months’ rent if the landlord has previously committed the same offence.
  • Rent Repayment Orders expand to include superior landlords.

9. Written information requirements

  • New tenancies: must receive required written information (details set in secondary legislation).
  • Existing written tenancies: tenants must receive the Government Information Sheet by 31 May 2026.
  • Verbal tenancies: must receive a written summary of terms by 31 May 2026.

Phase 2 - From Late 2026 to 2028

The Government will roll out the PRS Database and PRS Landlord Ombudsman in two stages.

Stage 1: Late 2026 - Regional rollout of the PRS Database

Landlords are legally required to register both themselves and their properties on the database. Failure to do so may result in penalties.

The database will serve as a central hub for verified information on landlords, tenants, and property details, ensuring compliance with housing law and supporting local councils in enforcement.

Landlords must provide:

  • Landlord's contact details (including joint landlords).
  • Full property address and details e.g furnished/unfurnished, number of bedrooms and occupancy information.
  • Gas, electrical, and EPC safety documents.

An annual fee will apply.

Stage 2: Introduction of the PRS Landlord Ombudsman

  • Provides free, binding dispute resolution for tenants.
  • Will offer guidance and training for landlords and help resolve tenant-initiated complaints quickly.
  • Private landlords will be required to join the scheme, expected by 2028.

The Ombudsman must be fully scaled up before membership becomes mandatory and landlords will be given sufficient notice.

Phase 3 - Decent Homes Standard from 2035 or 2037 (TBC)

The Government intends to apply a Decent Homes Standard to the PRS to ensure homes are safe, secure, and free from serious hazards.

Still under consultation, but expected to require:

  • Minimum housing quality standards.
  • Enforcement powers for councils if properties fail to meet these standards.
  • Alignment with energy efficiency targets (EPC C by 2030, subject to review).

Awaab's Law - (Date TBC)

Awaab's Law will introduce clear legal timeframes for landlords to fix serious issues like damp or mould. The timescales for implementing these changes are still subject to consultation.

The Renters' Rights Bill applies to tenancies only and is not applicable to owner-occupier landlords renting to lodgers.

For further information on upcoming changes, visit the Government's roadmap to the Renters' Rights Act.

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.