The Renters’ Rights Act: Part 1 - Overview

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Over the coming months, the Renters’ Rights Act will introduce some of the most significant changes the private rented sector has seen in many years. With plenty of headlines and opinions circulating, it can be difficult for landlords to separate fact from speculation.

This article is the first in a series, designed to clearly and calmly explain what’s changing, why it matters, and what landlords should be thinking about next. Our aim isn’t to alarm, but to help you stay informed and prepared.

In this first piece, we’ll focus on the overall purpose of the Act, the key themes behind the reforms, and the broad timeline for implementation.

Later articles will explore individual changes in more detail.

Why is the Renters’ Rights Act being introduced?

The government’s stated aim with the Renters’ Rights Act is to create a fairer, more transparent private rented sector, giving tenants greater security while ensuring landlords continue to operate viable, professional businesses.

The act should be seen as part of a wider set of legislation and taxation changes dating back to 2015 (when the section 24 tax changes were implemented, removing the ability for landlords to offset mortgage interest against income tax) which, in reality (if not stated), were designed to impede the growth of new private rental sector landlords, making the sector less attractive to accidental landlords while retaining certain benefits for those operating under a limited company structure (those the government might consider 'professional').

In practice, this means:

• Improving standards across the sector
• Providing tenants with more stability in their homes
• Clarifying rights and responsibilities on both sides
• Encouraging a more professional approach to property management

It’s important to note that, in regards to the RRA, many landlords are already operating in line with the spirit of these changes. For those landlords, the Act is more about formalising best practice than reinventing the wheel entirely. Regardless the act introduces aspects that all landlords must adapt to to ensure compliance post implementation - and the ability for non compliance to be spotted and enforced, as well as the penalties, are much greater.

The key themes behind the changes

Rather than thinking about the Renters’ Rights Act as one single reform, it’s more helpful to see it as a collection of related changes, all built around a few core themes.

1. Greater security for tenants

One of the central objectives is to reduce unnecessary or sudden moves for tenants. The Act aims to ensure that renters feel more secure in their homes, while still allowing landlords to regain possession where there are legitimate reasons to do so.

2. Clearer rules for possession

Linked to this is a move towards clearer, more consistent grounds for possession. The intention is to remove ambiguity and ensure that both landlords and tenants understand when and how a tenancy can be brought to an end.

3. Improved property standards

The Act also reinforces expectations around property condition and safety. Again, many landlords already meet or exceed these standards, but enforcement and consistency are set to increase.

4. A more transparent rental market

From how properties are marketed to how rents are increased, transparency is a recurring theme. The goal is to reduce confusion, disputes and unexpected costs.

When will the changes take effect?

One of the most common questions we hear from landlords is “when does this all actually happen?”

The Renters’ Rights Act will not take effect overnight. Instead, changes are expected to be phased in, with:

• 27th December 2025 - Local councils granted additional powers to inspect properties and demand access documents & data
• 1st May 2026 - The bulk of key legislation changes and enforcement changes will be implemented
• Late 2026 (est) - Rollout of the landlord database and initial set up stages of the landlord Ombudsman scheme
• 2028 (est) - Implementation of the landlord Ombudsman scheme
• 2035 - 2037 (est) - Introduction of the Decent Homes Standard (DHS) and Awaab's Law to the PRS

This phased approach is intended bylaw makers to give landlords time to adapt, review their portfolios and put appropriate processes in place.

We’ll be covering more detailed timelines for each major change in upcoming articles, as these will be critical for planning.

What should landlords be doing right now?

At this stage, there’s no need for knee‑jerk reactions. However, there are some sensible steps landlords can take now:

• Stay informed - understanding the direction of travel is key
• Review your current practices - particularly around tenancy agreements, rent reviews and property standards
• Seek professional advice where needed
• Work with a proactive managing agent who is monitoring the changes and adjusting processes accordingly

Landlords who take a measured, informed approach and professional guidance are likely to find the transition far smoother than those who wait until the last minute.

What’s coming next in this series?

In the next articles, we’ll break down the Renters’ Rights Act into practical, easy‑to‑digest topics, including:

• Changes to tenancy structures and fixed terms
• Possession grounds and what they mean in practice
• Rent reviews and increases under the new framework
• Property standards and compliance expectations
• How enforcement is likely to work

Each article will focus on what the change is, what it means for landlords, and how to prepare.

Final thoughts

The Renters’ Rights Act represents a large shift, but not necessarily a threat. For well‑run rental businesses, it should be seen as an opportunity to future proof portfolios and strengthen tenant relationships.

Far from being the end of the private rental sector, and as with any period of change, this represents an opportunity for the strong to get stronger - while those on the lower margins of performance and compliance are likely to see it as an opportune point stage to exit.

If you’d like support reviewing your properties or understanding how these changes apply to your specific situation, our team is always happy to help - contact us here.