The Government has now released their Roadmap for the Implementation of the Renters’ Rights Act 2025, which will reform the Private Rented Sector (PRS).  The measures listed in the Act are to be introduced in three phases, the first phase beginning on the 1^st May 2026 and includes the following:-

• The abolishment of Section 21 Notices means that Landlords will no longer be able to rely on Section 21 of the Housing Act 1988 to evict tenants, seeing the end of “no fault evictions”;
• New and current Assured Shorthold Tenancies will become Assured Periodic Tenancies.  Tenants will be able to stay as long as they want, or until a landlord serves them a valid Section 8 notice;
• New Possession Grounds will be used and landlords will only be able to gain possession of their property with a valid reason using a particular ground for possession;
• There will be a limit on rent increase to once a year and landlords will have to follow a revised Section 13 procedure giving the tenants a notice detailing the proposed rent increase at least 2 months before it is due;
• There will be a ban on rental bidding and taking rent in advance.  Landlords and agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent, or be able to request more than one month’s rent in advance;
• It will be illegal for landlords and agents to discriminate against renters with children or renters receiving benefits;
• Tenants will have the right to request a pet and landlords will not be able to unreasonably withhold consent to this request, any refusal will have to have a valid reason and
• Local councils will have strengthened enforcement powers and civil penalties will be expanded with a new requirement for local councils to report on enforcement activity.

New powers giving local councils a stronger ability to inspect properties, demand to see documents and access to third party data to enforce better housing standards will come into effect on 27^th December 2025.  The introduction of the Private Rented Sector Database and The Landlord Ombudsman will be part of the second phase of the Act and will be introduced in stages from late 2026. 

Phase 2 will include the introduction of the Private Rented Sector Database and The Landlord Ombudsman and this will be done in 2 Stages.  The first stage will be the PRS Database, mandatory for all landlords and for which they will be required to pay an annual fee, is expected to include as a minimum for each property the following information:-

• Landlords’ contact details;
• Full address of the property, type (flat/house etc), number of bedrooms, number of households / residents, confirmation if the property is occupied and furnished, etc. and
• Safety information – Gas, Electrical and Energy Performance Certificates

The second stage will be the introduction of the Landlord Ombudsman.  The Ombudsman will provide a redress service for tenants and will also provide guidance to landlords on how to handle complaints.  The development of the Ombudsman will happen in further stages.  Stage 1 will happen at least 12-18 months before implementation, Stage 2 will require landlords to be members of the service, and this is expected to be in 2028.

Finally Phase 3 is the introduction of new Decent Homes Standard (DHS) in the Private Rented Sector and dates will be settled following consultation.   It is proposed this DHS will be brought into force in either 2035 or 2037, and the Government will confirm an implementation timeline as soon as possible.  Further details of the consultation on plans to require all domestic private rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) or EPC C by 2030, will be set out.   Awaab’s Law will be extended to the PRS, setting clear and enforceable timeframes within which landlords must make homes safe where they contain serious hazards. 

The Government will now need to make secondary legislation in the form of regulations, to add further details and to bring the Act’s measures into force.  The details of what information landlords must provide will be set out in this secondary legislation and will be published in time for landlords and agents to prepare their new tenancy agreement templates ahead of the new changes.  A draft is to be published in January 2026.  Landlords will not need to issue or change a current written tenancy agreement, instead they will need to provide tenants with a copy of the Government’s published “information sheet” on or before 31^st May 2026.  This will be published in March 2026. 

Guidance for tenants on Phase 1 reforms will be published in April 2026 to help them understand what has changed and support them to hold their landlord to account if things go wrong.

These changes, the most comprehensive we have seen in over 30 years apply to all Landlords in the Private Rented Sector.  We will keep you updated as we approach each milestone in the timeline for implementation, however it is important to know that The Renters’ Rights Act is here, getting the right advice is critical so contact our trusted and knowledgeable lettings team if you have any questions regarding your rental property.