The Renters' Rights Act 2025: A Practical Compliance Roadmap
What landlords and letting agents must do between now and 2027 as the biggest shake-up of England's private rented sector in a generation begins to take effect.
Executive summary
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, but most provisions are phased in from 1 May 2026 onwards. The Act abolishes Section 21 "no-fault" evictions, converts assured shorthold tenancies into open-ended periodic tenancies, limits rent increases to once per year, bans rent in advance beyond one month, prohibits rental bidding and discrimination against families or benefit recipients, and introduces a new private rented sector ombudsman and national landlord database.
For landlords and agents, the compliance challenge is front-loaded into 2026. The priorities are to use the remaining Section 21 window strategically if needed, update all documents and processes for the 1 May 2026 implementation, and prepare for data-heavy regulation including database registration and mandatory ombudsman membership. Local authorities gain stronger enforcement powers from 27 December 2025, with expanded rent repayment orders and civil penalties.
At-a-glance timeline
The following timeline applies to England only. Wales and Scotland have separate frameworks.
Late 2025 – Pre-implementation
- 27 October 2025: Royal Assent – Renters' Rights Act 2025 becomes law
- 27 December 2025: First implementation wave – end of the "AST trap" for certain long leases, new investigatory powers for local authorities
1 May 2026 – The "big bang" date
- All ASTs become periodic assured tenancies; no new fixed terms
- Section 21 abolished for both new and existing tenancies
- New Section 8 possession regime begins with revised grounds and notice periods
- Rent increases limited to once per year via Section 13 with two months' notice
- Ban on rent in advance beyond one month for new tenancies
- Ban on rent bidding and discrimination against families with children or benefit recipients
- Statutory right to request a pet, which landlords cannot unreasonably refuse
Critical dates: 30 April 2026 – last day to serve Section 21 notice; 31 May 2026 – deadline to deliver government Information Sheet; 31 July 2026 – last date to start court proceedings on pre-1 May Section 21 notice
Late 2026–2027 – Phase 2
- Roll-out of PRS database with staged regional implementation
- Preparation for mandatory PRS ombudsman membership (fully operational by 2028)
- Local authority enforcement ramp-up using new powers
What's actually changing
The headline reforms that will change day-to-day practice for landlords and agents:
Tenure & Security
ASTs abolished; all PRS tenancies become open-ended periodic assured tenancies. Tenants can leave with two months' notice.
Possession
Section 21 repealed. Landlords must use Section 8 grounds only, including new grounds for sale (Ground 1A), landlord occupation (Ground 1), and student HMOs (Ground 4A).
Rent & Reviews
One increase per year via Section 13 notice with two months' notice. Tenants can challenge without fee; tribunal can only uphold or reduce rent.
Upfront Payments
No more than one month's rent in advance for new tenancies. Rental bidding banned – single asking rent only.
Advertising & Access
"No DSS" and "no children" bans unlawful. Selection must be based on objective criteria like affordability and references.
Pets
Statutory right to request pet consent. Landlords must respond within 28 days and cannot unreasonably refuse.
Redress
All private landlords must join PRS ombudsman scheme. National PRS database will hold key landlord and property data.
Enforcement
Local authorities gain stronger powers, higher civil penalties, and expanded rent repayment orders up to two years' rent.
Compliance roadmap for landlords
Now–April 2026: Preparation
Audit your portfolio
Map every tenancy: start date, term, rent, deposit status, arrears, existing notices. Review all tenancy agreements for rent review clauses, advance rent provisions, pet bans, and fixed-term references beyond 1 May 2026.
Decide your Section 21 strategy
You can still serve Section 21 up to 30 April 2026, with court proceedings by 31 July 2026. Where tenancies are unsustainable (persistent arrears, serious ASB, planned sale), decide whether a Section 21 notice is appropriate or whether to wait for the new Section 8 regime.
Clean up advertising and selection
Remove "No DSS / No benefits / professionals only / no children" from adverts, websites, and internal criteria. Replace with neutral, objective requirements: minimum income vs rent, standard referencing, guarantor requirements.
Plan for rent-in-advance and bidding bans
Build affordability checks that don't rely on six or twelve months' rent upfront. Remove "best and final offers" and train staff to reject above-advertised-rent offers once the ban takes effect.
Prepare for investigatory powers
Local authorities' new powers start 27 December 2025. Ensure gas safety, EICRs, EPCs, and deposit protection records are in order. Organize tenancy files and maintain a consistent complaints log and repairs tracker.
May–July 2026: The big bang
Switch to the new tenancy model
Treat all existing ASTs as periodic assured tenancies. Ensure all new lets are periodic only – delete fixed-term templates. Issue written statements of terms before tenancy starts.
Implement new rent increase workflow
Stop using contractual rent review clauses. Introduce Section 13 process: one increase per 12 months, Form 4A with two months' notice, documented market evidence in case of tribunal challenge.
Deliver Information Sheet by 31 May 2026
The government will publish an Information Sheet in March 2026. Landlords must give this to all existing tenants by 31 May 2026 or face civil penalties up to £7,000. Ensure proof of delivery.
Update possession strategy to Section 8
Train staff on Ground 1 (landlord/family occupation), Ground 1A (sale), revised Ground 8 (serious arrears), and Ground 4A (student HMOs). Build checklists for correct notice periods, forms, and evidence gathering.
Late 2026–2027: Registration & redress
Prepare for PRS database
From late 2026, landlords must register with staged regional roll-out. Ensure ownership structures, contact details, and property lists are clean. Centralize compliance documents for quick upload or reference.
Ready for mandatory ombudsman
The PRS ombudsman will follow database roll-out, expected fully operational by 2028. Landlords must join before marketing property. Build a complaints and redress framework now with clear procedures and documentation.
Anticipate higher enforcement risk
Local authority enforcement budgets have increased, and authorities must report activity. Benchmark your portfolio against existing standards (HHSRS hazards, damp/mould, licensing). Prioritize remedial works and document proactive inspections.
Critical actions for letting agents
Letting agents sit at the front line of implementation and cannot assume that following landlord instructions protects them from liability.
By 1 May 2026, agents must have:
- Updated all tenancy templates to periodic model with no fixed terms or rent review clauses
- Implemented Section 13 rent increase workflow with template notices and market evidence checks
- Re-designed advertising and applicant selection to remove discriminatory language and bidding processes
- Built scripts and training for front-line staff on new rights around pets and rent increases
- Systems to track and prove Information Sheet delivery and that landlords are registered and ombudsman members
Strategic opportunities
Agents who move quickly can turn compliance into a service line:
- Offer Renters' Rights Act implementation packages: tenancy overhaul, information sheet delivery, rent review policy
- Provide training and webinars for self-managing landlords struggling with new rules
- Position as "compliance-first" agents, attractive to institutional investors and lenders sensitive to regulatory risk
Risk hotspots
Across landlord and investor bases, the main risk areas to watch:
Arrears and possession under Section 8
Expect more complex, contested cases with higher evidential burdens and greater scrutiny around whether grounds are being misused, with risk of rent repayment orders.
Revenue management with rent-increase restrictions
Annual increases plus free tribunal challenges create a "soft rent cap" dynamic. Landlords need better market data and may shift to small, regular, defensible increases.
Student and HMO portfolios
New student HMO ground offers clearer exits but with strict timing and eligibility rules. HMO operators must review tenancy structures to avoid getting stuck with non-student occupiers.
Data and documentation
With investigatory powers, a PRS database, and landlord penalties, poor record-keeping becomes a regulatory risk, not just an operational annoyance.
Reputation and ESG
Heightened standards (Decent Homes Standard, Awaab's Law) and scrutiny of housing conditions increase reputational risk even before full PRS standards go live.
What this means in practice
For tenants: More security, clearer rights, and better routes to challenge unfair rent increases or poor conditions.
For landlords: Less flexibility on evictions and rent increases, but more predictable rules and stronger targeted grounds where there is genuine need to recover possession.
For agents: A chance to differentiate on professionalism—or be squeezed out if they cannot deliver compliant, data-rich processes.
From a practical standpoint, the winning approach between now and 2027 is to treat this like a major regulatory project, not a one-off legal tweak. That means a clear implementation plan by date and responsibility, training and documentation beyond template changes, and early investment in data, systems, and compliance culture.
Important note: This insight is general information only and does not constitute legal advice. The detailed operation of the Renters' Rights Act 2025 will depend on forthcoming regulations and guidance. Landlords and agents should obtain advice on their specific circumstances from a qualified professional.