Passed under the current Labour government, the Renters' Rights Act fundamentally resets the relationship between landlords and tenants in England. It abolishes the existing assured shorthold tenancy (AST) framework and introduces a new regime built on security for tenants and clearer obligations for landlords. This Act affects all 2.3 million private landlords in England and the approximately 11 million renters they house.

The Key Provisions

🚫 End of Section 21

No-fault evictions are abolished. Landlords must cite a specific legal ground from an enhanced Section 8 menu to regain possession.

🔄 Periodic Tenancies Only

All assured tenancies become rolling periodic contracts, either month-to-month or week-to-week. Fixed-term ASTs are abolished. Tenants may leave on two months' notice at any time.

💰 Rent Controls

Rent can only be increased once per year. Landlords must give at least two months' written notice. Tenants may challenge excessive increases via tribunal.

⚖️ No Rental Discrimination

Blanket bans on tenants receiving benefits or with children are now illegal. Affordability assessments are still permitted.

🐾 Pets Permitted

Tenants have the right to request a pet. Landlords must consider all requests fairly. Tenants may be required to hold appropriate pet insurance.

🏠 Decent Homes Standard

A formal Decent Homes Standard will be extended to the private rented sector for the first time, covering damp, mould, safety hazards, and disrepair.

💷 Deposit & Advance Cap

Landlords cannot request more than one month's rent in advance. The existing deposit cap rules remain in place.

📋 PRS Database

All landlords must register themselves and their properties on a new national Private Rented Sector database, rolling out from late 2026.

🧑‍⚖️ Landlord Ombudsman

A new, legally binding Private Rented Sector Ombudsman will handle disputes between tenants and landlords without the need for court proceedings.

Impact on Landlords

For landlords who run a well-managed portfolio, the Act brings procedural change rather than fundamental disruption, but the changes are substantial and require careful preparation. The most immediate impact is the loss of Section 21 as a fast-track mechanism for regaining possession. Going forward, all possession claims must cite a valid ground: these include tenant rent arrears, anti-social behaviour, the landlord's intention to sell the property, or the landlord or a family member wishing to move in.

On rent increases, the one-increase-per-year rule will require landlords to be more strategic in their pricing; ad hoc mid-tenancy adjustments will no longer be lawful. The ability for tenants to challenge increases at a tribunal means that rent levels must reflect genuine market rates, supported by evidence if needed.

The ban on blanket "no DSS" or "no children" policies requires a rethink of applicant screening processes. While affordability can still be assessed, blanket exclusions based on benefit receipt are now unlawful and carry financial penalties.

Looking ahead, the forthcoming Decent Homes Standard in the private sector and the extension of Awaab's Law (fast-track requirements to address hazards such as damp and mould) will place further property maintenance obligations on landlords. Local councils have also been given stronger investigatory and enforcement powers, including civil penalties of up to £7,000 for failing to maintain property standards.

What Action Do Landlords Need to Take? Your Compliance Checklist

Review all tenancy agreements

Existing ASTs do not need to be reissued immediately, but no new fixed-term ASTs may be granted after 1 May 2026. Ensure your agreements are updated to reflect periodic tenancy terms. Before 1 May 2026

Understand the Section 8 grounds for possession

Familiarise yourself with the full revised menu of grounds, including notice periods. For sale or owner-occupation purposes, four months' notice is now required. Before 1 May 2026

Revise your rent review process

Implement a formal annual rent review procedure. Issue the required two months' written notice using the prescribed form when increasing rent. Before 1 May 2026

Update your applicant screening policy

Remove any blanket prohibitions on benefit recipients or families with children from your advertising and referencing criteria. Now, in force 27 Dec 2025

Review your pet policy

Prepare a clear, fair process for considering pet requests, including whether you will require tenants to hold pet damage insurance. Before 1 May 2026

Ensure all safety certificates are current

Gather and update Gas Safety Certificates, EPCs, Electrical Installation Condition Reports and any other compliance documents ready for database registration. Ongoing

Register on the PRS Database

All landlords will be legally required to register themselves and their properties. Roll-out begins from late 2026. Non-registration will attract penalties and restrict possession rights. Phase 2 - Late 2026

Join the PRS Landlord Ombudsman

Membership will become mandatory. The service will handle tenant complaints with legally binding decisions. Phase 2 - Late 2026

Assess your properties against the Decent Homes Standard

Plan any maintenance or improvement works, particularly addressing damp, mould, and category 1 HHSRS hazards, ahead of the standard being formally extended to the private sector. Phase 3 - TBC

We understand these changes can feel significant. As a director-led agency, we are here to offer expert, factual advice tailored to your specific situation. We believe in cutting out 'estate agency bullshit' and focusing on real solutions for our clients. We don't claim to be the biggest, but we go above and above to ensure you're well-prepared and compliant.

Implementation Timeline

• 27 October 2025: Royal Assent. The Renters' Rights Act becomes law. Certain provisions - including the ban on discriminatory lettings criteria and enhanced council enforcement powers - took immediate effect from December 2025.
• 1 May 2026 - Phase 1: Core Tenancy Reforms In Force. Section 21 abolished. All tenancies become periodic. New rent increase rules, pet request rights, advance rent caps and the full Section 8 possession ground framework come into effect.
• Late 2026 - Phase 2: PRS Database & Ombudsman Launch. The national Private Rented Sector Database begins rolling out. Landlord Ombudsman established. Registration becomes mandatory and is linked to the ability to use possession grounds.
• TBC - Phase 3: Decent Homes Standard & Awaab's Law. Extended Decent Homes Standard and Awaab's Law applied to private rented sector following consultation. Timescales subject to finalisation.

For further legal guidance on property-related matters, we highly recommend Ronald Fletcher Baker LLP of Richmond, a fantastic local law firm. You can visit their website at https://rfblegal.co.uk/ and contact David Burns d.burns@rfbleagal.co.uk