You may have already seen the news, the government has published its implementation roadmap for the Renters’ Rights Act 2025, outlining how the changes will be rolled out over the coming years.
This is set to be one of the most significant overhauls of the private rental sector in a generation, and whether you’re a renter or a landlord, it’s worth paying attention now.
With Phase 1 scheduled to start on 1 May 2026, the clock is ticking for all to prepare.
Here’s a breakdown of what you need to know, and when.
Phase 1 – 1 May 2026
This is the first wave of reforms, affecting almost every private tenancy in England. Among the headline changes are:
- The abolition of “no-fault” evictions under Section 21 of the Housing Act 1988. Landlords will no longer be able to evict tenants just by giving notice, they will need a valid reason.
- Fixed-term assured shorthold tenancies (ASTs) will end. Instead, tenancies will move to open-ended “Assured Periodic Tenancies”. That means tenants will have rolling tenancies, giving more stability and flexibility.
- Restriction on rent increases, allowing just one rent increase per year under a formal notice (Section 13), with required advance notice.
- A ban on practices such as rental bidding wars and excessive upfront rent demands. Landlords and agents will no longer legally be able to ask for offers higher than advertised rent of large advance payments.
- Stronger protection for tenants, including anti-discrimination rules (e.g. families with children), and the right for tenants to request pets.
- Enhanced enforcement powers for local councils, expanded rent-repayments orders, and tougher penalties for non-compliance.
Because the new tenancy regime replaces fixed-term ASTs, the changes will apply to both new and existing tenancies from day one. This means landlords and agents must be ready, opening and ongoing tenancies will convert automatically.
Phase 2 – Late 2026
The second phase focuses on transparency, accountability and redress. Key measures include:
- The launch of a mandatory Private Rented Sector Database (PRS Database). All private landlords will need to register themselves and every property they rent.
- Public access to the database will follow. This aims to help tenants make informed choices, landlords demonstrate compliance, and local councils get target enforcement where needed.
- The creation of a mandatory PRS Landlord Ombudsman scheme, offering tenants a formal route to raise complaints and seek redress when issues arise, without immediate recourse to court.
These reforms mark a shift towards greater transparency and accountability, benefiting conscientious landlords and tenants alike.
Phase 3 – Date TBC
The third phase will bring in long-term reforms around property condition, safety and quality standards – but the exact timing remains under consultation. Key proposals include:
- Extending a modernised Decent Homes Standard (DHS) to the private rental sector, meaning all private rental properties will have to meet minimum standards for safety, energy efficiency and habitability.
- Applying Awaab’s Law to private rental properties, landlords will face legally enforceable deadlines to address serious hazards such as damp, mould or structural issues, ensuring a safer living environment.
Because these reforms require further regulation and consultation, the exact rollout dates remain to be confirmed. However, landlords are already being urged to plan ahead.
What this means for renters and landlords
- For renters: this legislation delivers far greater security and fairness. No more risk of no-fault eviction; more stable, rolling tenancies; protection from unfair rent practices; and stronger rights when it comes to pets, unfair discrimination and property standards.
- For landlords: significant changes will be required, tenancy agreements must be updated, new compliance systems implemented, and annual processes changed (for rent reviews, notices, pet requests, etc). The introduction of the PRS Database and Ombudsman will also bring higher transparency and accountability.
In short, if you have any involvement with privately rented property, whether as a landlord or a tenant, the timeline is clear, and the changes are significant.
What to watch next
- Keep an eye out for the detailed guidance and draft regulations expected to be published ahead of May 2026. These will clarify exact requirements for tenancy agreements and landlord duties under Phase 1.
- Understand the new council enforcement powers and compliance checks, especially around safety, documentation, rent increases and tenant rights.
- Landlords should start preparing now. Updating systems, tenancy templates and property checks. Advisers should be ready to guide clients through remortgages or property investments under the new rules.
- Phase 2 and Phase 3 changes – PRS Database, Ombudsman, Decent Homes Standard, Awaab’s Law – will require planning and resources. For investors, this may mean revisiting long-term property strategies to accommodate higher standards and compliance requirements.
How to plan ahead
There’s no question that the new regulation will have widespread implications, whether that’s on rental standards, tenant security and tenancies more broadly. There’s also the potential impact on rental supply and rent prices as some landlords – particularly ‘accidental’ or amateur landlords – respond to the regulation and weigh up their options.
For landlords in particular, good quality advice is absolutely critical before making any decision. Acting out of uncertainty can be costly. A mortgage adviser can work with you to review your portfolio and current mortgage structure to explore any possible alternatives or better options. Rather than panic response, landlords can make decisions based on numbers, options and strategy built on robust advice.
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