Renters' Rights Act 2025: Your Complete Implementation Timeline

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, marking the biggest shake-up of the private rented sector in nearly 40 years. For UK landlords, understanding the phased implementation timeline is crucial for staying compliant and preparing your business.

Here's everything you need to know about when these changes take effect and how to prepare.

Understanding the Three-Phase Approach

The government has confirmed a staged rollout across three distinct phases, giving landlords time to adapt while ensuring reforms reach tenants as quickly as possible. 

The Renter’s Rights Act timeline balances the urgent need for reform with practical preparation time for landlords, agents, and local councils.

Phase 1: May 2026 – Core Tenancy Reforms

Implementation Date: 1 May 2026

What's Changing

The first phase brings the most significant changes to day-to-day lettings operations:

Section 21 Abolished

The long-anticipated end of "no-fault" evictions means landlords can no longer use Section 21 notices. All possession claims must now use Section 8 grounds with valid reasons.

Periodic Tenancies Become Standard

Fixed-term tenancies end completely. All new and existing tenancies automatically convert to assured periodic tenancies on 1 May 2026. Tenants can leave with two months' notice, while landlords must use expanded Section 8 grounds to regain possession.

Rent Increase Restrictions

Landlords can only raise rent once per year using the Section 13 procedure, with at least two months' notice required (up from one month previously).

Discrimination Protections

It becomes illegal to discriminate against tenants with children or those receiving benefits. Landlords cannot refuse viewings, withhold property information, or decline tenancies based on these factors.

Rental Bidding Banned

Landlords and agents cannot request, encourage, or accept offers above the advertised rent. Advance rent is capped at one month maximum.

Pet Considerations Required

Landlords must consider pet requests and have 28 days to respond with valid reasons if refusing.

Enhanced Enforcement Powers

Local councils gain stronger inspection and investigatory powers from 27 December 2025, with expanded civil penalties and rent repayment orders.

Key Dates for Phase 1

What You Need to Do Now

• Review your current tenancy agreements and prepare to update templates
• Ensure all staff understand the discrimination protections (training should be completed before 27 December)
• Audit your rent increase procedures to comply with the new two-month notice requirement
• Review your pet policies and create a framework for fair consideration
• Check your property documentation is ready for potential council inspections

Phase 2: Late 2026 – Database and Ombudsman

Implementation Date: From Late 2026 (specific dates TBC)

The Private Rented Sector Database

Stage 1: Late 2026 – Landlord Registration Opens

All private landlords must register on the new PRS Database and pay an annual fee (amount to be confirmed). Required information includes:

• Landlord contact details (including all joint landlords)
• Full property address and type
• Number of bedrooms and households
• Occupancy and furnishing status
• Safety certificates (Gas, Electrical, EPC)

Stage 2: 2027 – Public Access Enabled

The database opens to public access, allowing tenants to verify landlord compliance and view safety information before signing tenancies. Data sharing with local councils begins to support enforcement activity.

The Private Landlord Ombudsman

Timeline:

• 12-18 months before launch: Secretary of State appoints scheme administrator
• Expected 2028: Mandatory membership requirement begins

The Ombudsman provides free dispute resolution for tenants and landlords, handling complaints without court proceedings. Landlords will fund the service through a proportionate charging model.

Ben Beadle, Chief Executive of the National Residential Landlords Association, emphasised the importance of clear timelines: "We have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years."

Phase 3: Long-Term Standards (Dates Subject to Consultation)

Decent Homes Standard for the PRS

The government consulted on introducing the Decent Homes Standard to private rentals between July and September 2025, proposing implementation in either 2035 or 2037. While the deadline is years away, the government expects landlords to commence improvement works earlier wherever feasible.

Awaab's Law Extension

Named after two-year-old Awaab Ishak who died from mould exposure, Awaab's Law will set legally enforceable timeframes for landlords to fix serious hazards, including damp and mould. Consultation on specific requirements and timescales is forthcoming.

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

Minimum Energy Efficiency Standards

The government has consulted on requiring all PRS properties to meet EPC C standards by 2030 unless a valid exemption applies. Details will be confirmed in the consultation response.

Industry Reaction: What Experts Are Saying

The property sector has responded with mixed views on the implementation timeline.

On the rushed timescale:

Ben Beadle warned that without urgent publication of guidance documents, "the plan will prove less a roadmap and more a path to inevitable failure." The NRLA has consistently argued for a six-month preparation window from when regulations are finalised, yet the roadmap suggests only four months between January publication and May implementation.

On the potential upside:

Not all commentary has been negative. Angharad Trueman, ARLA Propertymark Past President, suggested the reforms could "professionalise the sector, elevate standards, and push out the operators who have held the industry back," noting that responsible landlords already operating to high standards may benefit from improved sector reputation.

From the government's perspective:

Baroness Taylor, the Government's housing minister in the House of Lords, described the Act as "truly transformational" and acknowledged that most landlords already provide good-quality homes and services, emphasising the Act aims to create a fairer system for both parties.

Your Implementation Checklist

Immediate Actions (Now – December 2025)

• Ensure staff training on discrimination rules is complete before 27 December
• Review and document your current rent increase procedures
• Audit all safety certificates and ensure they're up to date
• Start familiarising yourself with the new Section 8 possession grounds
• Check your insurance covers the extended possession timescales

Early 2026 (January – April)

• Download government draft tenancy agreement templates when published (January)
• Review and update your pet consideration policy
• Prepare new tenancy agreement templates with required information
• Download government information sheets for existing tenants (March)
• Distribute information sheets to all existing tenants before 31 May deadline

May 2026 Onwards

• Use only the new periodic tenancy agreements for new lets
• Monitor the PRS Database launch announcements (late 2026)
• Budget for annual database registration fees
• Prepare for Ombudsman membership requirements (2028)
• Plan long-term property improvements for Decent Homes Standard compliance

Getting Support from Landlord Studio

Managing compliance across multiple properties can be complex. Landlord Studio's property management software helps UK landlords stay organised with:

• Digital document storage for tenancy agreements, safety certificates, and compliance records
• Automated rent tracking with built-in reminders for annual increase timescales
• Maintenance logging to document property improvements and repair timelines
• Financial reporting to track costs associated with compliance upgrades

As the implementation phases progress, keeping accurate records will be essential for demonstrating compliance with new requirements, particularly for the PRS Database and potential enforcement actions.

Landlord Studio is fully MTD-ready and designed specifically for landlords. Stay compliant and keep on top of your finances with property management software designed for you. Create your free account today to get started.

The Bottom Line

The Renters' Rights Act represents a fundamental shift in how the private rented sector operates. While the timeline feels tight – particularly for the May 2026 Phase 1 deadline – proactive landlords who begin preparing now will navigate the transition more smoothly.

The key is to stay informed, update your processes systematically, and maintain meticulous records. As Ben Beadle noted, "The time for carping over changes has passed. This is about making the reforms work, and we want them to work."

Additional Resources

Official Government Guidance:

• Renters Rights Implementation Roadmap

Industry Support:

• NRLA Renters' Rights Hub – Member webinars and guidance

Related Reading:

• How Much Tax Does A Landlord Have To Pay?
• What Is A Fair Rent Increase In The UK?
• What the 2025 Autumn Budget Means for Your Portfolio
• Buy-to-Let Landlord Tax Changes 2026: Getting Ahead of MTD
• Landlord Responsibilities and Legal Obligations: The Checklist