The Renters’ Rights Act 2025 (RRA) is set to transform the private rented sector. It received Royal Assent on 27 October 2025, and the Ministry of Housing, Communities & Local Government has published the implementation roadmap. Here’s what you need to know and when.
Key changes and timeline
Preliminary Phase – 27 December 2025
- New exemptions for Housing Act 1988 tenancies (e.g. tenancies for over 21 years).
- Local authorities gain new investigatory powers and reporting duties.
Phase 1 – 1 May 2026: The new tenancy regime
- Section 21 ‘no-fault’ evictions abolished.
- Assured Periodic Tenancies replace assured shorthold tenancies with no more fixed terms.
- Written statement of terms required for all new tenancies and existing oral tenancies.
- Landlords must provide the government ‘Information Sheet’ to tenants by 31 May 2026.
- Introduction of new and amended Section 8 possession grounds.
- Ban on discrimination against tenants with children or those receiving benefits.
- Prohibition of demanding rent in advance and rental bidding.
- Rent increases limited to once per year.
- Landlords cannot unreasonably refuse pets.
- Enhanced enforcement powers for local authorities.
Phase 2 – late 2026: Database and ombudsman
- Private Rented Sector Database introduced with initial rollout to landlords with mandatory landlord registration with annual fee followed by the public rollout.
- Ombudsman service launched in two stages, with full rollout expected by 2028.
Phase 3 – Raising standards
- Awaab’s Law extended to private rented sector with enforceable timeframes for hazard repairs.
- Decent Homes Standard likely to be implemented in the private rented sector between 2035 to 2037.
- Minimum Energy Efficiency Standards for rented properties of EPC C anticipated by 2030.
Key dates at a glance
- 30 April 2026: Last date to serve Section 21 notices.
- 1 May 2026: Phase 1 goes live for the new tenancy regime.
- 31 May 2026: Deadline for providing Information Sheet and written terms to tenants.
- 31 July 2026: Last date for possession claims on existing Section 21 notices.
- Late 2026: Database rollout begins.
- April 2027: Online possession claim service expected.
- 2028: Ombudsman service fully operational.
- 2030: Required EPC C standard anticipated.
- 2035–2037: Decent Homes Standard introduced.
Local authorities and the court system
The RRA will have a major impact on landlords, tenants, and agents, as well as local authorities, which will gain new investigatory and enforcement powers. To support this, local authorities will receive additional funding to prepare for the new regime.
The RRA will also place significant pressure on the court system, which is already facing backlogs and delays in possession claims. HMCTS is developing a digital service to handle possession claims online which is expected to be operational by April 2027. In the meantime, court processes will be updated to align with the new RRA requirements.
Why it matters
The RRA introduces sweeping changes which impact every stage of the private letting process from choosing the tenant, preparing the property and producing the relevant documentation to regaining possession.
Birketts’ residential lettings team
If you are involved in private lettings, now is the time for you to prepare for the new regime to stay compliant and avoid penalties. Birketts’ residential lettings team can assist with every aspect of your preparation, and they will guide you through the legal complexities of the RRA.
If you have any questions or would like further advice on the RRA please contact Alice Harris on [email protected] or 01473 406219.
Key Contacts
The content of this article is for general information only. It is not, and should not be taken as, legal advice. If you require any further information in relation to this article please contact the author in the first instance. Law covered as at November 2025.