Renters Right Act

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Renters Right Act 2025

Already in Force (late 2025)

1. New local authority investigatory powers
   Councils can inspect properties, demand documents and access data to enforce the rented housing law more effectively.
   Commencement: 27 December 2025.

Phase 1 – From 1 May 2026 (Core tenancy reforms)

These are the principal changes affecting most tenancies in the private rented sector (PRS).

Tenancy structure & eviction

1. Abolition of ‘no-fault’ evictions (Section 21)
• Landlords can no longer end a tenancy without a specific legal reason via Section 21.
• Evictions must instead rely on statutory grounds (Section 8 or equivalent).
2. End of fixed-term assured tenancies
• All existing and new assured shorthold/fixed-term tenancies convert to Assured Periodic Tenancies by default.
• Tenancies continue indefinitely until terminated by the tenant or a valid possession action by the landlord.
3. Reformed grounds for possession
• Expanded and modernised possession grounds to balance landlord rights with tenant security.

Rent, deposits and bidding

1. Rent increases are limited to once per year
• Landlords can increase rent only once in any 12 months by following the formal Section 13 notice process.
2. Ban on rental bidding
• Landlords and letting agents may not solicit, encourage or accept offers above the advertised rent.
3. Limit on rent in advance
• For new tenancies, landlords cannot ask for rent in advance for more than one month.

Anti-discrimination & tenant rights

1. Ban on certain forms of discrimination
• It is unlawful to refuse to let, limit viewings, withhold information, or otherwise disadvantage prospective tenants because they have children or receive benefits.
2. Right to request renting with a pet
• Tenants can request to keep a pet. Landlords must consider the request within 28 days and give valid reasons for refusal.

Enforcement enhancements

1. Stronger enforcement & rent repayment orders
• Expanded civil penalties for landlords/agents in breach of legal obligations.
• Rent repayment orders expanded to include superior landlords, with higher maximum penalties and repeat-offender caps.

Phase 2 – Late 2026 and beyond

These changes require secondary regulations and will roll out later.

1. Private Rented Sector Database
• A centralised database of landlords, properties and compliance information to improve transparency and enforcement.
2. Private Rented Sector Landlord Ombudsman
• A statutory ombudsman to resolve disputes between tenants and landlords without recourse to court.
3. County court and digital systems reform (implementation pipeline)
• New digital systems and processes for possession and rent disputes.

Phase 3 – Future Standardisation (dates subject to consultation)

Planned long-term statutory enhancements requiring further regulations and consultation.

1. Decent Homes Standard in PRS
• Minimum quality standards for private rented homes, enforceable by councils.
2. Extension of Awaab’s Law to PRS
• Legally enforceable repair/health-hazard timeframes in the private rented sector. (Timing to be confirmed.)
3. Energy efficiency requirements
• Government proposals to require EPC C (or equivalent) by 2030 for most privately rented homes, subject to exemptions.

Key implementation notes

• Effective dates vary: Many rights protections begin on 1 May 2026, but additional protections and enforcement mechanisms will follow once detailed regulations are made.
• Social rented sector timing: Abolition of Section 21 and assured shorthold conversion in the social sector is expected to follow after private sector implementation.

*This is our interpretation of the Renters' Rights Act 2025 as it is written, and should you have any questions, please feel free to contact Gibson Lane directly.