The countdown to the introduction of the Renters’ Rights Act has begun. Following Royal Assent on 27 October we now have clarity on both the content of the new legislation and confirmation on implementation dates.

Councils will gain additional powers at the end of 2025 with other changes implemented through the Renters’ Rights Act introduced from 1 May 2026. The introduction of the Landlord Database will be rolled out from late 2026 but isn’t expected to be implemented until 2028, with the establishment of the PRS Ombudsman expected to follow. Further detail on the government’s plans can be found here.

We’ve outlined key dates below but if you would like to speak to one of our team about your property, obligations as a landlord, or the implications of the Act please get in touch.

From 27 December 2025 local councils will have stronger powers to enforce housing regulations. Councils can request information from any landlord, letting agent, or property manager who has worked in the past 12 months and can visit properties to investigate suspected rule-breaking. They have the power to conduct more compliance checks, including verifying that letting agents have proper Client Money Protection schemes in place and are using databases to identify non-compliance. Local authorities will gain expanded civil penalty powers and investigatory tools. Rent repayment orders will be strengthened, with maximum penalties of up to £40,000 and an increase in the maximum claim period to up to two years of rent payments for breeches. Repeat violations will automatically trigger maximum penalty amounts.

Assured Periodic Tenancies introduced– Section 21 no fault evictions abolished, and most new and existing tenancies will become Assured Periodic Tenancies. Landlords with unexpired Section 21 notices will only be able to make a valid possession claim for the first three months. Tenants will be able to stay in their property for as long as they want, or until a landlord serves a valid section 8 notice. Tenants will be able to end their tenancy by giving two months’ notice. Landlords retain access to specific grounds for possession when they have legitimate reasons to reclaim their property. These include persistent rent arrears, anti-social behaviour, or a genuine need to sell or move back in.

Changes to existing tenancies created before 1 May 2026

Landlords who already have a written tenancy agreement in place do not need to change it or issue a new one. They will be required to provide tenants with a copy of the government ‘Information Sheet’ on or before 31 May 2026 – this will be published online in March 2026.

What this means for new PRS tenancies created after 1 May 2026

Landlords will need to provide tenants with a written tenancy agreement. Details on the exact information to include will require secondary legislation, with a draft expected in January 2026 to allow landlords and their agents to prepare new tenancy agreement templates in advance of 1 May.

Rent increases – limited to one a year, with landlords being required to follow a revised section 13 procedure. Notice of rent increases must be given at least two months before it is due to take effect. From 1 May all rent increases can be challenged by tenants at the Property Tribunal.

Rent in advance and bids – Properties must be advertised at a specific asking rent and offers above this amount cannot legally be accepted. Landlords or their agents can no longer request more than one month’s rent in advance.

Pet policies - Tenants have strengthened rights to request pets, which must be considered within 28 days. Landlords must provide a valid reason to refuse.

Anti-discrimination policies – It will be illegal to discriminate against tenants with children or those receiving benefits. Landlords and letting agents cannot take any action to discourage or prevent these groups from renting, including hiding property information, refusing viewings, or denying tenancies based on having children or receiving benefits.

Stage 1 – Rollout of the Database for Landlords and Local Councils from late 2026.

PRS Landlord Database - Signing up to the PRS Landlord Database will be a legal requirement for all PRS landlords, who will be required to pay an annual fee – cost yet to be confirmed. It is expected that landlords will need to provide contact details, details on the property and its inhabitants alongside safety information including Gas, Electric and EPC certificates.

To allow time for landlords to comply, Stage 1 will be introduced 12-18 months before implementation. It is expected that the completion of Phase 1 and commencement of Phase 2 will not occur until 2028.

Stage 2 – Rollout of the Database and the addition of the property Ombudsman.

Public access to the Database will be introduced, with a fully operational Database a pre-requisite for the introduction of the PRS Landlord Ombudsman.

PRS Landlord Ombudsman – The Ombudsman will handle tenant complaints, provide binding resolutions, as well as support landlords with tools and guidance on handling tenant complaints. The implementation of the Ombudsman will only take place once the Database is fully operational.

Property Standards - Plans to extend the Decent Homes Standard to private rentals, requiring landlords to maintain properties to specific safety and quality benchmarks. No date has been set, with a consultation still to take place.