The Renters’ Rights Act 2025 introduces major changes to the private rented sector (PRS). It’s being implemented in 3 phases. They are:
- Phase 1: from 1 May 2026
- Phase 2: from late 2026
- Phase 3: from 2035 or 2037
Read the Renters’ Rights Act 2025 implementation guide on GOV.UK
If you’re a tenant, read Shelter’s guide about what the Act means for you.
Get ready for the changes
As a landlord, understanding these changes now will help you:
- prepare for a smooth transition
- avoid penalties
- maintain strong tenant relationships
Phase 1 changes
This includes tenancy reforms from 1 May 2026.
Phase 1 reforms just apply to the PRS. Social housing reforms will follow in Phase 2.
Abolish Section 21 ‘no fault’ evictions
You will no longer be allowed to evict tenants using section 21 of the Housing Act 1988.
Assured Periodic Tenancies
Most PRS tenancies will automatically become periodic, giving tenants long-term security. Tenants can end their tenancy with 2 months’ notice.
Fair possession grounds
You can only evict tenants for valid reasons, including anti-social behaviour or serious rent arrears.
Rent increases limited
You can only raise rent once a year, with at least 2 months’ notice.
Ban on rental bidding and rent in advance
You cannot ask for more than the advertised rent amount or more than one month’s rent upfront.
Anti-discrimination
You cannot discriminate against tenants with children or on benefits.
Pet requests
You must consider tenant requests to keep pets within 28 days, giving valid reasons for refusal.
Stronger enforcement
Civil penalties, rent repayment orders, and council oversight will be expanded.
From 27 December 2025, we’ll have new investigatory powers giving us more authority to:
- inspect properties
- access documents
- enforce standards
Read GOV.UK’s guidance about the changes for landlords
Phase 2 changes
This includes the introduction of a PRS landlord database and ombudsman from late 2026.
Mandatory database
You’ll have to sign up to the database and pay a yearly fee. You’ll need to give property, safety and contact details.
Landlord ombudsman
You’ll need to be part of the ombudsman scheme when the service is fully operational. This is expected in 2028. This will provide tenant redress and landlord guidance.
Public access and data sharing
Tenants and councils will be able to access key landlord and property information.
Phase 3 changes
This will come later and include the introduction of a Decent Homes Standard (DHS).
Minimum quality standards
All PRS properties must meet a Decent Homes Standard, giving us powers to enforce compliance.
Energy efficiency
Homes must meet EPC C or equivalent by 2030 unless they’re exempt.
Housing health and safety and Awaab’s Law
You must address serious hazards within legally enforceable time limits.
Read the Renters’ Rights Act 2025 on legislation.gov.uk
More information
You can contact the Private Housing and Environmental Health Standards team by: