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 11 May 2026Tenancy Reform

Phase 2Late 2026Registration

Phase 32035+Standards

01Coming Soon1 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.

Time until Phase 1 comes into force

Days

Hours

Mins

Secs

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
📋Existing fixed-term tenancies continue until their natural end date, then automatically convert to periodic

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
Review any live Section 21 notices and act before 1 May 2026
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 12 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

03Future2035 onwards

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 fully enforced: 24-hour emergency response, 14-day urgent hazard investigation
🔍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

With Phase 1 less than two months away, these are the five most important steps to take before 1 May 2026.

Read all 12 key changes

Understand the full scope of what Phase 1 changes from 1 May 2026 — every change explained in plain English.

Read the key changes

Update your tenancy agreements

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

Open the checklist

Review any live Section 21 notices

If you have served a Section 21 notice, court proceedings must be underway before 1 May 2026 for it to remain valid.

Learn more

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

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