The Renters' Rights Act 2025 Receives Royal Assent: What Happens Next?

After years of debate and anticipation, the Renters' Rights Bill has officially become law. On 27 October 2025 at 7:40pm, the legislation received Royal Assent, marking what many are calling the most significant shake-up to the private rental sector in nearly 40 years. 

Now officially known as the Renters' Rights Act 2025, this landmark legislation will affect England's 11 million private renters, but the changes won't happen overnight.

What Happened and When

The Renters' Rights Bill was first introduced to Parliament in 2024, promising to deliver long-awaited reforms to the private rental sector. After extensive debate and amendments, the bill passed through its final stages in October 2025.

On 14 October, the House of Lords voted down all non-government amendments, clearing the way for the legislation to progress. The bill returned to the House of Commons on 22 October for final consideration, which proved largely a formality given the lack of disagreement between the two chambers. Just five days later, the Act received Royal Assent from King Charles, transforming it from proposed legislation into law.

Prime Minister Keir Starmer hailed the milestone, stating: "Every family deserves the dignity of a safe and secure home. For too long, millions of renters have lived at the mercy of rogue landlords or insecure contracts, with their futures hanging in the balance. We're putting an end to that."

Renters' Rights Act 2025: What Is Changing?

The Renters' Rights Act 2025 introduces sweeping reforms designed to rebalance the relationship between landlords and tenants. The key changes include:

Abolition of Section 21 "No-Fault" Evictions: Perhaps the most significant change, landlords will no longer be able to evict tenants without providing a specific reason. This ends the controversial practice that has left many renters in a constant state of anxiety about their housing security.

End of Fixed-Term Tenancies: All assured tenancies will automatically become periodic, giving tenants greater flexibility to leave with two months' notice while preventing landlords from using the end of fixed terms to circumvent the Section 21 ban.

12-Month Protected Period: At the beginning of a tenancy, landlords cannot evict renters to move in themselves or sell the property for 12 months, providing crucial stability for new tenants. However, an amendment now exempts shared ownership properties where the owner has made genuine efforts to sell.

Rental Bidding Ban: The practice of encouraging or accepting bids above the advertised rent will be prohibited, preventing tenants from being pressured into rental auctions.

Decent Homes Standard: The existing Decent Homes Standard, currently applicable to social housing, will be extended to the private rented sector, ensuring minimum quality standards across all rental properties.

Private Rented Sector Database: A new database will help local authorities track rental properties and support enforcement of the new regulations.

Related: Awaab's Law: What UK Landlords Must Know

Implementing the Renters' Rights Act

While the Renters' Rights Act 2025 is now law, implementation will occur in carefully orchestrated stages rather than all at once. The government is looking at a structured rollout to allow the sector time to adapt to what industry experts acknowledge is a transformational change.

Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), emphasised the scale of the transition: "This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords."

However, the government has been notably tight-lipped about exact timelines. Housing Minister Matthew Pennycook declined to provide a specific implementation schedule during the final Commons debate, despite pressure from opposition MPs.

 Guy Horsington, Deputy Director of the Private Rented Sector at the Ministry of Housing, Communities and Local Government, confirmed that decisions on transition arrangements will only be made after Royal Assent, taking into account how much time the sector needs to adjust.

Charles Roe, Director of Mortgages at UK Finance, stressed the importance of adequate preparation time: "The scale of the reforms means the pace of implementation is critical. Lenders, landlords, tenants, and agents will need sufficient time to adjust systems and processes, so that the bill delivers its intended benefits smoothly and without disruption."

Essentially, there’s still a lot of uncertainty about exactly how the Act will be implemented and the timeline we can expect. 

What Will Happen First?

While a comprehensive implementation date hasn't been announced, some provisions are scheduled to take effect on specific timelines:

Two Months After Royal Assent (Late December 2025):

• The end of the "AST trap". Long leases will cease to be assured tenancies
• Enhanced investigatory powers for local authorities to enforce compliance

The "Big Bang" Commencement Date: The major reforms, including the abolition of Section 21 and the shift to periodic tenancies, will come into force on a single commencement date that applies to all tenancies, both new and existing. Industry experts suggest this is unlikely to occur before mid-to-late 2026.

Later Implementation: The Decent Homes Standard for the private rented sector isn't expected to be fully rolled out until the 2030s, with government consultations suggesting as far away as 2035 as a potential timeline.

The NRLA has called for a minimum six-month lead-in period between confirmation of implementation details and measures coming into force, highlighting that landlords need adequate time to prepare for the biggest regulatory changes in a generation.

What Do Landlords Need to Do to Prepare?

Despite the uncertainty around exact implementation dates, industry experts are unanimous: landlords should begin preparing now.

Nathan Emerson, CEO of Propertymark, warned: "While there are still important details to be finalised, it's now beyond doubt that major change is coming. Letting agents and landlords must begin preparing now. Delaying action risks being left behind when the legislation takes effect."

Here are the key steps landlords should take:

1. Review Your Tenancy Agreements: Familiarise yourself with how the shift from fixed-term to periodic tenancies will affect your existing agreements. Understand that once implemented, all assured tenancies will automatically become periodic.

2. Assess Your Properties Against the Decent Homes Standard: While full implementation is years away, now is the time to evaluate your properties and plan any necessary improvements. This includes adequate heating, proper insulation, reasonable repair, and modern facilities.

3. Understand the New Grounds for Possession: With Section 21 abolished, landlords will need to rely on Section 8 with specific grounds for possession. Familiarise yourself with circumstances like rent arrears, breach of tenancy, or legitimate intention to sell or move in yourself.

4. Review Your Rental Pricing Strategy: The ban on rental bidding means your advertised price must be genuine. Consider how you'll handle situations with multiple interested tenants. And make sure that you’re current rent is fair and in line with market rates.

5. Prepare for Enhanced Record-Keeping: The new private rented sector database will require comprehensive documentation. Ensure your records are accurate and up-to-date.

6. Stay Informed: The government has promised a "far-reaching communications campaign" and comprehensive guidance on gov.uk ahead of implementation. Sign up for updates from landlord organisations and regulatory bodies.

Related: An Update on the Renter’s Rights Bill: It’s Worse Than We Thought

Using Software to Stay Compliant

As Beverley Kennard, Head of Lettings Operations at Knight Frank, noted: "Although the transition period may bring some adjustment, the core elements of the Bill remain largely the same." However, managing these new requirements manually will be challenging for many landlords, particularly those with multiple properties.

This is where modern property management software becomes not just helpful, but essential. Landlord Studio provides the comprehensive tools landlords need to navigate the changing regulatory landscape:

Digital Tenancy Management: Keep all tenancy agreements, documentation, and key dates in one secure, easily accessible location. With automatic reminders for important compliance deadlines, you'll never miss a critical date.

Property Maintenance Tracking: Document all repairs, improvements, and property conditions to demonstrate compliance with the Decent Homes Standard. Upload photos, invoices, and contractor details to create a comprehensive maintenance history.

Financial Record-Keeping: Maintain detailed financial records that stand up to scrutiny, with automatic categorisation of income and expenses, making tax time simpler and ensuring you're prepared for any audits.

The Renters' Rights Act 2025 represents a fundamental shift in how the private rental sector operates. While change can be daunting, being prepared means being protected. Don't wait until the last minute; start preparing your portfolio today.

Ready to future-proof your rental business? Create your free Landlord Studio account today and discover how the right tools can make compliance simple, efficient, and stress-free.

You Might Also Like

• The Renters' Rights Bill: What Landlords Need to Know
• How to Prepare for the Abolition of Section 21
• Landlord Responsibilities and Legal Obligations: The Checklist
• Making Tax Digital (MTD) for Landlords: The Complete Guide

Sources & Additional Reading

• GOV.UK - Ministry of Housing, Communities and Local Government
• National Residential Landlords Association (NRLA)
• Propertymark
• UK Finance
• Parliament.uk - Renters' Rights Act 2025 Bill Tracker
• The Independent Landlord - Implementation Timetable
• Property118 - Royal Assent Coverage