The Renters’ Rights Act 2025 is now law after years of discussion and delay. The Government has called it a historic change, and many housing experts agree. It marks the start of a major transformation for England’s private rented sector.
Although the Act received Royal Assent on 27 October 2025, the changes will not happen all at once. Instead, they will roll out in three clear phases. Because of this, both renters and landlords need to understand what will change and when those changes will begin.
A New Era for Renters
One of the most significant updates is the end of Section 21 no-fault evictions. For many years, landlords could remove tenants without giving a reason, which created uncertainty and worry for renters. The new Act brings that practice to an end.
The Act also replaces most fixed-term tenancies with rolling periodic agreements. This gives renters more stability, because they will no longer face sudden tenancy end dates as long as they continue to meet their obligations.
How and When the New Rules Take Effect
The Government has confirmed a three-phase plan that explains when key changes will apply.
Phase 1 (from 1 May 2026)
Phase 1 introduces the most noticeable changes, including:
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Abolition of Section 21
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Introduction of periodic tenancies
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Rent increases limited to once per year
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Clearer advertising rules and a ban on rent bidding
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Stronger rights for tenants with pets
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New consumer-protection measures
These changes will affect most renters and landlords straight away.
Phase 2 (between 2026 and 2028)
Phase 2 introduces new systems and oversight measures, including:
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The national Private Rented Sector (PRS) Landlord Database
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Mandatory membership of the PRS Ombudsman
These tools aim to improve transparency and make it easier for tenants to check landlord credentials and resolve issues without going to court.
Phase 3 (from 2030 onwards)
Phase 3 focuses on raising housing standards. It includes:
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The introduction of Awaab’s Law in the private rented sector
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Full rollout of the Decent Homes Standard
These reforms aim to improve safety, reduce damp and mould, and raise the overall quality of private rented homes.
Key Changes You Can Expect
• No-fault evictions abolished
Landlords must now give a reason to end a tenancy and use the updated Section 8 process, which is clearer and more transparent.
• All tenancies become rolling and periodic
Fixed terms will be phased out and tenancies will continue until proper notice is served.
• Rent increases limited to once per year
Landlords must give at least two months’ notice. Tenants can challenge increases if they appear above market levels.
• Clear rent advertising and no more bidding wars
Landlords must advertise a set asking rent and cannot accept higher offers.
• Stronger rights for tenants with pets
Tenants may request permission to keep a pet. Landlords must give a reasonable reason if they want to refuse.
• Decent Homes Standard expanded to private rentals
Private rented homes must meet minimum standards for safety, heating, energy efficiency and overall condition.
• New PRS Landlord Database
Landlords will need to register their properties to increase transparency and assist enforcement.
• Mandatory PRS Ombudsman membership
This gives tenants a free and straightforward way to resolve disputes.
• Limits on advance rent
Large upfront rent payments will be restricted, usually to one month’s rent.
• Anti-discrimination rules strengthened
Landlords cannot refuse tenants because they have children or receive benefits.
• Updated Section 8 grounds for possession
Landlords can still regain a property when necessary, but the process will be more structured and regulated.
• Improved enforcement and higher penalties
Local authorities will have greater powers to inspect properties and act against landlords who do not comply.
What Happens Next?
The Act will roll out in stages, so both renters and landlords should stay updated as Phase 1 approaches in 2026. Renters can start learning about their new rights now, while landlords should begin reviewing tenancy agreements and property standards to prepare for the new rules.
Need Support Navigating the New Act?
The Renters’ Rights Act brings major changes for both sides of the rental market. Whether you are a landlord wanting to stay compliant or a tenant trying to understand your new rights, we can help.
If you would like personalised advice or guidance on the new regulations, get in touch with our expert team. We are here to help you every step of the way. Contact us on: office@oakwoodpropertyservices.co.uk or 0161 941 4228.
