Renters’ Rights Act – A comprehensive guide
The Renters’ Rights Act 2025 brings significant changes to tenancy law.
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The Renters’ Rights Act 2025 is a major reform of the private rented sector in England, intended to increase security for tenants, improve standards, and strengthen enforcement against non-compliance.
It reshapes how tenancies operate, how rent changes can be handled, and how landlords and agents are regulated, with a phased rollout so the sector has time to prepare for the new framework.
The Government has officially announced that Phase 1 of the Renters’ Rights Act 2025 will commence on 1 May 2026. Renting in England and Wales will have an entirely different system to what it has now.
Below we have covered all of the information you need to know, as well as a digital guide you can download to keep on hand for when you need it. If you are a landlord or a tenant and would like to discuss any part of the Renters’ Rights Act, our expert team is here to help.
The timeline
Renters’ Rights Act guide
This document sets out when key provisions take effect, the impact on landlords, tenants, and existing agreements, and the penalties that will be enforced in the case of any breaches.
Possession proceedings
At Moore Barlow, we know that possession proceedings require a careful balance of efficiency, clarity, and sensitivity. Our dedicated team supports landlords and lenders at every stage of the process, ensuring matters are handled smoothly and with minimal disruption.
Renters’ Rights Act 2025: Phase One
The first major phase of the Act introduces sweeping reforms to the private rented sector, beginning with the abolition of ‘no fault’ evictions under Section 21 of the Housing Act 1988. Landlords will now need to rely on Section 8 grounds for possession, supported by valid reasons such as serious rent arrears or anti-social behaviour. All new and existing private rented sector tenancies will automatically become assured periodic tenancies, meaning they run on a rolling basis without a fixed end date. Tenants can remain indefinitely unless served with a valid Section 8 notice or unless they choose to give two months’ notice. Additional protections include restrictions on eviction where a landlord wishes to sell or move into the property during the first 12 months, and strengthened rules preventing possession where deposits have not been properly protected.
Further measures tighten controls on rent and enhance fairness for tenants. Rent increases will be limited to once a year and must follow a revised Section 13 process using Form 4A, with tenants able to challenge increases above market rates. The Act also bans rental bidding and restricts rent in advance to no more than one month, while requiring landlords to advertise a clear asking price. Discrimination against tenants with children or those receiving benefits will become illegal, and landlords must consider requests to keep pets within 28 days, giving valid reasons for refusal. Enforcement powers will be strengthened, including expanded civil penalties, new reporting duties for local authorities, and tougher rent repayment order provisions targeting repeat offenders.
What landlords need to action
Practical tips for landlords
Get prepared now.
Landlords and agents should start planning for the transition by updating rental templates, understanding when the new rules apply, checking portfolio compliance and seeking legal advice.
Tenancies in place before 1 May 2026
- Landlords will need to provide tenants with a copy of the government published ‘Information Sheet’ (document informing tenants about the changes under the Act) on or before 31 May 2026. This sheet will be published online in March 2026.
- Tenants who do not have a written tenancy agreement will need one.
- If a tenant already has a written tenancy agreement, there is no need to create a new one.
New tenancies created on or after 1 May 2026
Landlords will need to provide certain information about the tenancy to their tenants in writing. This can be through a written tenancy agreement. The details of what information must be provided will be set out in secondary legislation. A draft will be published in January 2026, so landlords can begin preparing.
Practical Steps for landlords to consider
- S21 notices are available until 30 April 2026.
- Consider tenancies and serve notices to terminate if appropriate.
- Consider rent levels and increase up to market rate if appropriate.
- Consider tenancy paperwork and make sure all is in order.
Renters’ Rights Act 2025: Phase Two
The Government has not given a specific date for the implementation of this phase. It is expected to come into force from late 2026.
Database of PRS properties
- This will bring together key information for landlords, tenants and councils.
- Signing up will be mandatory for all PRS landlords and they will be required to pay an annual fee, which will be confirmed at a later date.
- Information expected to be required are: landlord’s contact details, property details and safety information.
Establishment of a PRS Landlord Ombudsman
- This will provide a redress service for PRS tenants and provide landlords with tools, guidance and training on handling complaints from tenants early.
- The Ombudsman scheme will be mandatory for PRS landlords.
- Landlords will be required to fund the service through a fair and proportionate charging model which will be confirmed at a later date.
Renters’ Rights Act 2025: Phase Three
The timescale for implementation of this phase will be subject to consultation.
Extension of Awaab’s Law to the PRS
- This will set legally enforceable timeframes within which landlords must make homes safe where they contain serious hazards.
Introduction of a Decent Homes Standard (DHS) to the PRS
- All PRS properties will be required to meet a minimum standard of housing quality.
- Local councils will have the power to take enforcement action if PRS properties fail to meet it.
Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030
The Government has consulted on plans to require all PRS properties in England and Wales to meet an EPC C or equivalent, unless a valid exemption is in place.
Hear from our expert
The Renters Rights Act 2025 represents a structural shift in the risk profile of the private rented sector. By abolishing Section 21 ‘no-fault’ evictions and strengthening tenant protections, the reforms reduce landlords’ flexibility to recover possession, with clear implications for asset management, portfolio liquidity and lender security.
For landlords and their lenders, the focus will now move firmly to the statutory possession grounds and the evidential thresholds required to rely on them. In practice, this is likely to lead to more contested possession claims and closer scrutiny of compliance across tenancy management. While the reforms are designed to bring greater stability to the sector, they will also require landlords, lenders and managing agents to adapt quickly to a more regulated and procedurally complex framework.
Those operating in the sector should therefore be reviewing their portfolios, lending structures and management practices now to ensure they remain compliant and commercially resilient as the regime beds in. Our specialist real estate disputes team is already advising landlords and lenders on preparing for these changes and navigating the risks and opportunities arising from the new regime.
Gemma Richards – Associate | Real Estate Disputes
