Landlord News Round-Up | Renters Rights Act Special

Renters’ Rights Act – Implementation Timings Announced

The government has now confirmed the rollout timetable for the Renters’ Rights Act 2025. The roadmap sets out a “big-bang” commencement date of 1 May 2026 for the main tenancy reforms, including:

• Abolition of Section 21 “no-fault” evictions
• Conversion of most ASTs/fixed-terms into assured periodic tenancies
• New restrictions on rent increases, advance rent, and rental bidding
• New tenant rights around notice periods, pets, discrimination and more

Some elements take effect earlier: from 27 December 2025, Local Authorities gain enhanced investigatory powers, including the ability to enter properties and demand documentation.

Further changes, including the Landlord Register, the new PRS Database, and the national Ombudsman scheme, will follow from late 2026, with the extended Decent Homes Standard and Awaab’s-Law-style hazard deadlines expected around 2035.

Key Dates for Landlords

27 December 2025

• Enhanced Local Authority enforcement powers
• Greater scrutiny of property condition and landlord documentation

1 May 2026 – Major Commencement Date

• End of Section 21 no-fault evictions
• All new and existing fixed-term tenancies move to periodic
• Tenants able to give 2 months’ notice
• Ban on rental bidding
• Limit of one month’s rent in advance
• Rent increases limited via revised Section 13 rules
• Anti-discrimination provisions (e.g., children, benefits, pets)

Late 2026

• Launch of the Landlord Ombudsman
• Deployment of the PRS Database / landlord register

~2035 onwards

• Rollout of Decent Homes Standard for PRS
• Awaab’s-Law compliance deadlines for damp, mould and hazards

What this means for landlords

These reforms reshape almost every part of the landlord–tenant relationship. The era of relying on Section 21, loosely drafted tenancy agreements or informal processes is coming to an end.

Fines and repayment orders under the new regime will be significant — and enforcement powers are expanding.

Now is the time to get your house (literally) in order:

• Review your tenancy agreements and notice procedures
• Audit property condition and compliance records
• Prepare for periodic tenancies to become the norm
• Tighten your rent-increase processes
• Get ready for registration and Ombudsman obligations
• Ensure your letting agent is fully up to speed

If you have questions about preparing for these changes, speak to your local lettings specialist before the new rules go live.