The Act received Royal Assent on 27 October 2025. Alongside a preparatory phase (which is already in place), the Act will be implemented in England in three phases.
6 November 2025
Publication of guide for landlords and local authorities
27 December 2025
The definition of an assured tenancy is changed, removing long residential leases
(over 21 years) from the list
New investigatory and enforcement powers for local authorities
31 January 2026
Deadline to serve a valid notice under s21 Housing Act 1988 where 6 months’ notice is required
30 April 2026
Deadline to serve a valid notice under s21 Housing Act 1988 where two months’ notice is required
1 May 2026
All assured shorthold tenancies become assured periodic tenancies
Changes to possession grounds under s8 Housing Act 1988, including the addition of 20 new grounds
Rental increases restricted to once every 52 weeks, and only via s13 Housing Act 1988
Cap on the maximum rent paid in advance of one month (for new tenancies), and abolition of any rental
periods longer than one month
Requirement to include proposed rent in marketing details for new lets, and ban on encouraging or inviting higher bids, or accepting an offer more than the stated rent
Prohibition of discrimination against families or those in receipt of benefits
New financial penalties introduced, and expansion of existing penalties
New suite of prescribed forms to be introduced in line with the various changes
31 May 2025
For pre-1 May 2026 tenancies, landlords must provide information sheets – and a written summary where the existing tenancy is verbal – by 31 May 2026.
31 July 2026
The final deadline to file a possession claim based on a valid Section 21 notice is 31 July 2026.
Late 2026
Launch of a national Private Rented Sector Database
Establishment of a Private Rented Sector Landlord Ombudsman
Increased resource and capacity for the county courts including a fully digital possession service (expected to be fully operational by April 2027)
c. 2030
Increase of the minimum EPC rating of C (barring a valid exemption)
c. 2035 – 2037
Introduction of a Decent Homes Standard for the private rented sector
Unknown
Extension of Awaab’s law to private rented sector
Review and update of the Housing Health and Safety Rating System
Possible introduction of a tribunal-like mechanism for initial rent determinations
How the Renters’ Rights Act will impact Welsh Landlords:
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.
How could it impact your business?
For Welsh landlords, there is very little that will need to be done as the Act does not override the RHWA. The RHWA will continue to govern the private rental sector and the only provisions in the Act that will apply to Wales relate to discrimination. Once implemented, a landlord will not be able to:
Deter prospective tenants who receive benefits or who have children from enquiring about a property;
Refuse or restrict their access to viewings; or
Exclude them from entering into an occupation contract.
