Understanding the Renters’ Right Act: Your Essential Timeline and What It Means for You
The Renters’ Rights Act received Royal Assent on the 27 October 2025, and the government has now issued guidance on its implementation timeline. The act marks a significant shift in the private rented sector. Understanding its implementation timeline is crucial for all involved. Let's explore what this means for you.
The journey of the Renters’ Rights Act through Parliament has been a long one, culminating in its Royal Assent. This is a pivotal moment for the UK's private rented sector, promising substantial changes for both tenants and landlords. While the Act is now law, its implementation will be phased, and understanding this timeline is key to navigating the evolving landscape with confidence.
What Royal Assent Means
Royal Assent is the final stage for a Bill to become an Act of Parliament. It signifies that the monarch has formally agreed to the Bill, turning it into law. However, becoming law doesn't mean all its provisions come into effect immediately. Many Acts include clauses that allow for a staggered implementation, often through secondary legislation or commencement orders, to give those affected time to prepare.
The Phased Implementation: What We Know So Far
While a precise, definitive timeline for every single provision is still being finalised by the government, we can outline the general approach to implementation. The government has indicated a commitment to a phased introduction, ensuring that landlords and the industry have adequate time to adapt to the new regulations.
The First Key Date
Greater investigatory powers - 27 December 2025
The Act gives new investigatory powers to local councils allowing them to inspect properties, demand documents, and access third-party data with a view to cracking down on rogue landlords and enforce housing standards more effectively. The primary legislation comes into effect on 27 December 2025.
Following on from this the larger more well-known parts of the act are going to be implemented.
Phase 1: From 1 May 2026
From this date the headline making parts of the act will be implemented.
1. Abolition of Section 21 – from this date Landlords will no longer be able to serve section 21 of the Housing Act 1988 to give notice to their tenants to vacate their property.
2. Introduction of Periodic Tenancies – The majority of tenancies in the private rented sector will become periodic tenancies. All current Assured Shorthold Tenancies will transform into Assured Periodic Tenancies, and all new tenancies will be granted as Assured Periodic Tenancies, Tenant’s will be able to give two months’ notice. This means tenancies will roll on a month-by-month basis from day one, providing greater flexibility for tenants. Landlords will still be able to regain possession of their property under new reformed grounds for possession. We do not know yet if tenants will be able to give notice at any time or if it will be in line with their rent date, we await further guidance from the government. Landlords must send the official government information leaflet to all existing tenants, ensuring they understand their new rights, this will need to be done within 28 days of the new legislation coming into effect.
3. Reform Possession Grounds – The Act extends the ground on which a landlord can serve notice. These grounds will allow Landlords to serve notice if they want to sell their property or if they or a family member want to move into the property. Possession grounds will also make it easier to evict a tenant who commits anti-social behaviour or is in serious rent arrears.
4. Limit Rent Increase to once a year – Rent increase will now be only allowed once a year and will have to be done through a formal Section 13 Notice procedure, giving the tenant at least two months’ notice of the rent increase. The increase must be in line with market rent at the time the notice is served and well evidenced.
5. Stop Rental Bidding Wars and Ban Rent in Advance – Landlords and Letting Agents will not be allowed to accept a rent that is higher than the advertised rent. Landlords and Letting Agents will not be able to accept more than one month’s rent in advance.
6. Illegal to discriminate against certain types of Tenants – Landlords and Letting agents will not be able to blanket ban certain types of tenants. They will not be able to refuse to allow a tenant with children or on benefits to view a property or to grant a tenancy.
7. Consider a Pet Request – Tenants will be able to request a pet and Landlords will have 28 days to respond with their decision in writing and they will have to provide a valid written reason if they want to refuse the request.
8. Strengthened Rent Repayment Orders and Enforcement Powers - Civil penalties will be expanded, and there will be a new requirement for local councils to report on enforcement activity. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled, and repeat offenders required to pay the maximum amount.
Phase 2 – Late 2026 – The PRS Landlord Ombudsman and The PRS Database
The PRS Database
The Act also paves the way for a national landlord register. This register aims to improve data collection, help local authorities target enforcement, and ensure landlords meet their legal obligations.
The PRS Landlord Ombudsman
The establishment of a new Private Rented Sector Ombudsman. This body will provide a mandatory, independent redress scheme for all private landlords, offering a quicker and cheaper alternative to the courts for resolving disputes.
These two parts of the Act will be rolled out in a stage plan.
Stage 1 will be from late 2026 and this will be the staged rollout of the PRS Database. It will be mandatory for all Private Rented Sector Landlords to register on the database, provide set information and pay an annual fee. The amount is yet to be confirmed by the government.
Stage 2 will be the rollout of the PRS Ombudsman, and all Landlords will have to register with this service. The Ombudsman will provide a redress service for private rented sector tenants when things go wrong. It will also support landlords with tools, guidance and training on handling complaints from tenants early. The Ombudsman scheme will be mandatory for PRS landlords.
Phase 3 – A new Decent Homes Standard in the PRS and Implementation of Awaabs Law.
The Decent Homes Standard (DHS) will set minimum requirements for property conditions, ensuring rental homes meet basic quality and safety thresholds. It will also give local authorities the ability to enforce if these standards are not met.
It is likely that Awaab's Law, which addresses serious health hazards in rental properties, will be rolled out simultaneously with the Decent Homes Standard. This law will empower Tenants to challenge dangerous conditions in their homes.
The dates for implementation of The Decent Homes Standard to the PRS and Awaab’s Law will be set out by the government over the coming months but following the consultation earlier this year we expect it to be implemented between 2035 to 2037, but this timeline is subject to change.
Preparing for the Changes
For landlords, the key message is not to be scared by these changes. Instead, view them as an opportunity to refine your approach to property management. The new legislation is not about making life impossible for landlords; it's about ensuring a fairer, more secure, and professional private rented sector. It emphasises the importance of having robust systems and processes in place, clear communication with tenants, and a proactive approach to property maintenance and compliance.
Now is the ideal time to conduct a complete portfolio review. Understand your current tenancy agreements, assess your property's compliance with existing and upcoming regulations, and consider how you might adapt your management strategies. This proactive stance will ensure you are well-prepared for each phase of the Act's implementation.
Stay Informed with Grey & Co
At Grey & Co, we believe in empowering our clients with knowledge and support. We are closely monitoring the government's announcements regarding the precise implementation dates and will keep you informed every step of the way. Our team of senior experts, with decades of combined experience, is here to provide personalised guidance and help you navigate these changes confidently.
For our existing clients we can serve all of the documentation to keep you Renters’ Rights Act compliant and will be updating you with the new services over the coming months.
We are planning an exclusive landlord event in the coming months to delve deeper into the Renters’ Rights Act, offering practical advice and answering your questions. If you would like to be added to our waiting list for this informative session and receive further updates, please do not hesitate to contact us. We're here to help you thrive in the evolving property landscape.
Please contact us our Branch Manager – Dominic Celeste if you would like any further information on the new regulations or if you would like to be added to our priority Landlord List for future events.
