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Renters' Rights Act 2025

Three Phases of Change — One Complete Picture

The Act rolls out across three distinct phases over nearly a decade. Here is what changes when, and exactly what you need to do to stay ahead of each deadline.

Phase 1

1st May 2026

Tenancy Reform

Phase 2

Late 2026

Registration

Phase 3

Late 2026 / 2027+

Standards

The Renters' Rights Act 2025 delivers its changes across three phases. Phase 1 (1st May 2026) is the most immediate: Section 21 abolished, all existing tenancies convert to periodic, and new Section 8 possession grounds take effect. Phase 2 (late 2026) introduces the mandatory PRS Landlord Database and Private Rented Sector Ombudsman — every landlord in England must register or face criminal penalties. Phase 3 (late 2026 / 2027+) extends the Decent Homes Standard and Awaab's Law hazard enforcement to all private rented properties.

01Now in force1st May 2026

Tenancy & Eviction Reform

The largest and most immediate set of changes — affecting every private tenancy in England from day one. Phase 1 abolishes Section 21, ends fixed-term tenancies, and introduces a comprehensive new framework for rent, possession and tenant rights.

In force from 1st May 2026

What changes in this phase

  • ✕Section 21 'no-fault' evictions permanently abolished — all possession must use Section 8
  • ↻All new tenancies must be periodic from day one — fixed-term assured shorthold tenancies abolished
  • ⚖Reformed Section 8 possession grounds take effect, including new grounds for selling and moving in
  • £Rent increases limited to once per 12 months via formal Section 13 notice — tribunal challenge rights enhanced
  • ⛔Rental bidding wars banned — accepting or inviting above-asking-rent offers is a criminal offence
  • 🐾Tenants gain a statutory right to request permission to keep pets — blanket 'no pets' clauses unenforceable
  • 🚫'No DSS' and family status discrimination explicitly unlawful from point of advertising
  • 📋All existing Assured Shorthold Tenancies automatically convert to Assured Periodic Tenancies on 1st May 2026 — regardless of whether the fixed term has expired or not

What landlords must do

  • Update all tenancy agreement templates — any fixed-term clauses are now invalid
  • Replace Section 21 notice templates with updated Section 8 forms
  • Live Section 21 notices: court proceedings must be filed by 31st July 2026 to remain valid
  • Remove discriminatory terms from all advertising and agency instructions
  • Set up a Section 13 rent review process for all upcoming increases
  • Update your pet policy — blanket bans are unenforceable, establish a formal request process

Need the full detail on each Phase 1 change?

Read all 14 key changes
02UpcomingLate 2026

Registration & Dispute Resolution

Phase 2 establishes the infrastructure that underpins the new regulatory framework. The government-backed Property Portal and mandatory Ombudsman scheme will require every private landlord in England to register — and non-compliance is a criminal offence.

What changes in this phase

  • 🏛PRS Landlord Database (Property Portal) opens — all landlords must register themselves and every property
  • 📋Tenants can verify landlord and property registration online before signing a tenancy
  • ⚖Private Rented Sector Ombudsman becomes operational — all landlords must join the mandatory scheme
  • ⚠Non-membership of the Ombudsman scheme is a criminal offence with fines up to £5,000
  • 🔍Local authorities gain direct portal access, enabling targeted enforcement against non-compliant landlords
  • 📁Landlords must demonstrate current compliance at registration: EPC, gas safety certificate, EICR required

What landlords must do

  • Register on the PRS Landlord Database as soon as it opens — do not wait
  • Join the Private Rented Sector Ombudsman scheme to avoid criminal penalties
  • Renew your Energy Performance Certificate if it will expire in 2026
  • Ensure gas safety certificates are current (renewed annually)
  • Commission an Electrical Installation Condition Report (EICR) if overdue (required every 5 years)
  • Monitor official Government announcements for confirmed launch dates
03FutureLate 2026 / 2027+

Property Standards Enforcement

Phase 3 extends the Decent Homes Standard — long applied to social housing — to all private rented properties, alongside full enforcement of Awaab's Law on hazard timelines. Together these changes represent the most significant shift in physical property standards for the private rented sector in decades.

What changes in this phase

  • 🏠Decent Homes Standard formally applied to all private rented properties in England
  • ✓All private rentals must be free from Category 1 HHSRS hazards, in good repair, and thermally comfortable
  • 🔧Awaab's Law hazard repair timeframes extended to private rented sector (subject to consultation): 24-hour investigation and response for emergency hazards; repair work begins within 7 days for urgent hazards and completes within 14 days
  • 🔍Local authorities gain enhanced inspection and enforcement powers to compel property improvements
  • ⚠Landlords who fail to meet the standard face enforcement action, civil penalties and potential prohibition orders
  • 📋Full secondary legislation provisions in force — the complete regulatory framework is operational

What landlords must do

  • Commission a property condition audit now — especially for older or pre-1980s stock
  • Address Category 1 HHSRS hazards proactively — do not wait for a tenant complaint
  • Upgrade heating systems that may not meet the thermal comfort standard
  • Implement a formal maintenance logging system for all tenant-reported issues
  • Set up written records of every complaint, inspection and repair — these are evidence
  • Monitor secondary legislation for exact compliance timeframes and grace periods

Immediate Actions

What Landlords Should Do Right Now

These are the five most important steps every private landlord should take now to ensure full compliance with the Renters' Rights Act 2025.

01

Read all 14 key changes

Understand the full scope of Phase 1 changes — now in force, every change explained in plain English.

Read the key changes
02

Update your tenancy agreements

Fixed-term assured shorthold tenancy templates are now legally invalid for any tenancy starting after 1st May 2026. Act now.

Open the checklist
03

Review any live Section 21 notices

If you have served a Section 21 notice, court proceedings must be filed by 31st July 2026 for it to remain valid.

Learn more
04

Check your compliance documents

Ensure your EPC, gas safety certificate and EICR are all current — they will be required for the Phase 2 Property Portal registration.

Open the checklist
05

Register free for update alerts

Get an email the moment regulations change, secondary legislation is published, or new guidance is released.

Free Registration

Be the first to know when the law changes

Secondary legislation dates, new statutory guidance and compliance deadlines will be announced at short notice. Register free and we'll alert you the moment anything changes.

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General information only — not legal advice
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