The Renters’ Rights Act 2025 marks one of the most significant overhauls of private renting rules in a generation. If you are a landlord in England, the next 18–24 months will bring major changes to how you let, manage, and regain possession of your property. Below is a clear breakdown of what’s changing, when it’s happening and how you can prepare.

1. The End of Section 21 and the Move to Periodic Tenancies

From 1 May 2026, the familiar “Section 21 no-fault eviction” will disappear for the private rented sector. All new and existing tenancies will shift toward open-ended periodic tenancies, meaning tenants can stay indefinitely unless the landlord uses one of the updated possession grounds.

Landlords will rely on strengthened Section 8 grounds to regain possession, including reasons such as selling, moving in a family member, tenant breach, or rent arrears.

2. New Rules on Rent, Deposits and Upfront Payments

The Act introduces several significant financial rules:

• Rent increases can only happen once per year, following a stricter notice process.

• Rental bidding will be banned. You must advertise a single rent level and cannot accept “best offers”.

• You can no longer request more than one month’s rent upfront, regardless of tenant profile.

3. Stronger Anti-Discrimination Protections

Letting decisions can no longer be influenced by whether a tenant:

• receives benefits

• has children

This will require many landlords and agents to rethink how they vet, advertise and handle enquiries.

4. New Rights Around Pets

Tenants will gain the right to request a pet. Landlords must respond within 28 days and provide a valid reason if saying no. This won’t mean all pets must be allowed but it does mean the decision process will be formalised.

5. Expanded Powers for Councils and Tougher Enforcement

Local authorities will receive new investigatory powers from December 2025, allowing them to inspect, enforce, and issue civil penalties more easily. Fines for certain offences can reach up to £40,000, so good record-keeping will become even more essential.

6. A New PRS Database and National Landlord Ombudsman

Starting in late 2026, landlords will need to register themselves and each rental property on a national database. This will involve:

• paying a registration fee

• submitting accurate property and compliance information

Alongside this, membership of a single Landlord Ombudsman will become compulsory meaning tenants will have a simpler route to challenge poor practice and landlords will have a clearer dispute-resolution process.

The government is preparing a new Decent Homes Standard for the private rented sector, alongside extending “Awaab’s Law” which will require quicker action on serious hazards like mould and damp. These requirements are expected later in the decade but will influence long-term planning and property improvements.

Timeline of the Reforms

Late 2025

• The Act becomes law.

• Councils receive new enforcement powers (active from December).

1 May 2026: Phase 1 Begins

• Section 21 ends.

• Periodic tenancy system launches.

• Rent-bidding ban and 1-month cap on upfront payments.

• Once-per-year rent increases.

• Anti-discrimination rules formalised.

• Tenants gain the right to request pets.

• Landlords with existing tenants must provide updated written terms and/or an information sheet by the end of May.

Late 2026 Onwards: Phase 2

• Rollout of the national PRS Database.

• Launch and eventual mandatory use of the Landlord Ombudsman.

2030s: Phase 3

• New Decent Homes Standard for PRS.

• Extension of Awaab’s Law.

What Landlords Should Do Now

1. Review your tenancy agreements: Get ready to transition to periodic tenancies and prepare new templates for 2026.

2. Update your rent-increase process: Ensure you can demonstrate only one increase per year and that you provide the correct notice period.

3. Adjust your advertising and letting practices: Stop any bidding-style marketing and review how you handle benefit recipients and families.

4. Prepare a pet-request policy: Create a consistent structure for responding to requests and record your reasoning.

5. Organise compliance documents: EPCs, gas and electrical certificates, safety paperwork and inspection reports. These will all be required for the PRS Database.

6. Budget for future compliance: Expect costs relating to registration fees, potential property upgrades and increased enforcement activity.

7. Communicate early with tenants: Proactive communication will help reduce confusion when rules begin to change.

The information in this post is valid to the best of our knowledge on the date of posting. It is advised that you seek independent advice based on your individual circumstances.

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