The Renters' Rights Act 2025
From 1 May 2026, reforms set to take effect under the Renters’ Rights Act 2025 started coming into force – marking just the beginning of the biggest changes residential tenancy-related law has seen in the last 50 years.
In a nutshell
The Renters’ Rights Act revolves around strengthening the rights of tenants.
The Renters’ Rights Act paves the way for a more regulated, evidence-based system which imposes strict penalties for landlords who fail to comply with the regulations.
The reforms, which will only be implemented in England and not the whole of the UK (apart from one small change for landlords in Wales, more on that below) are set to take effect in phases. Full implementation is expected to be achieved by 2037.
While this may seem like a long way off, big changes came into force in May 2026 – and with plenty more set to follow, now is the time to start putting safeguards in place.
Be prepared
Looking to prepare for the changes and need a helping hand?
The Renters’ Rights Act presents a host of pertinent considerations for landlords. As the scope of property legislation broadens and regulation tightens, now is the time to start laying the foundations to ensure a smooth transition.
With an unrivalled nationwide team of experts under one roof, we’ll examine your situation from all angles to curate a solution that’s purpose-built for your portfolio – and designed to stand the test of time.
Impact on you
The Act will not impact (apart from the small change set out below) landlords in Wales. This is because housing is devolved – meaning that the Welsh Government has the authority to create its own housing policy and laws.
The Renting Homes (Wales) Act 2016 (the RHWA) overhauled the residential rental sector in Wales in 2022, so Welsh landlords are ahead of English ones when it comes to the minefield of implementing a new regime.
The timeline
11 September 2024: The Renters’ Rights Bill was introduced to parliament.
27 October 2025: The Bill received Royal Assent, becoming the Renters’ Rights Act 2025.
6 November 2025: A guide for landlords and local authorities was published.
27 December 2025:
- The definition of an assured tenancy was revised to exclude long residential leases of more than 21 years.
- Local authorities also received new investigatory and enforcement powers.
31 January 2026: Deadline for landlords to serve a valid Section 21 notice for tenancies requiring six months’ notice.
30 April 2026: Deadline for landlords to serve a valid Section 21 notice for tenancies requiring two months’ notice.
1 May 2026:
- All assured shorthold tenancies became assured periodic tenancies.
- There were changes to some of the existing grounds under Section 8 of the Housing Act 1988, alongside the addition of 20 new grounds.
- Landlords’ ability to increase rent was capped at once every 52 weeks (any increases must accord with Section 13 of the Housing Act 1988).
- A cap on the maximum rent paid in advance of one month was introduced for new tenancies, alongside the prohibition of requesting payment for rental periods in excess of one month.
- A requirement for marketing details to include details of proposed rent for new lets was introduced, alongside a ban on encouraging or inviting higher bids, or accepting an offer more than the stated rent.
- Discrimination against families or those in receipt of benefits was prohibited.
- New financial penalties were introduced, while the scope of existing penalties was expanded.
- A new suite of prescribed forms was introduced to correlate with the various changes.
31 May 2026: Deadline to provide an information sheet to existing tenants whose tenancies pre-date 1 May.
31 July 2026: Deadline to issue a claim based on a valid Section 21 notice.
Late 2026:
- A national Private Rented Sector Database will be launched.
- A Private Rented Sector Landlord Ombudsman will be established.
- There will be increased resource and capacity for the county courts, including a fully digital possession service (which is expected to be fully operational by April 2027).
- 2030: The minimum EPC rating of will be increased from E to C (barring a valid exemption).
- 2035–2037: The Decent Homes Standard for the private rented sector will be introduced.
- Awaab’s Law will be extended to the private rented sector.
- The Housing Health and Safety Rating System will be reviewed and updated.
- A tribunal-like mechanism for initial rent determinations may be introduced.
Latest insights
Latest insights on the Renters' Rights Act.
-
The Renters Rights Bill and section 21 notices -
Knights partners call for greater consultation on proposed ban of upwards-only rent reviews
