Updated 3 November 2025 (UK — England). Royal Assent was granted on 27 October 2025. Most provisions will not bite immediately; they’ll be phased in by commencement regulations through 2026.
At-a-glance: where things stand
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Status: The Renters’ Rights Bill is now law — the Renters’ Rights Act 2025 (RRA 2025).
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When does it start? Not yet. The main changes take effect only when Commencement Regulations are made and brought into force during 2026 (exact dates TBC).
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Headline reform: Abolition of Section 21 “no-fault” evictions alongside wider changes (rolling/periodic tenancies, rent-rise limits to once per year, PRS Ombudsman, pet requests, etc.). Details will phase in via secondary legislation.
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Implementation model: Expect a staged switch-on, with a clear “commencement date” and advance notice so the sector can prepare.
The projected timeline (best-estimate scenarios)
Because commencement is set by regulations (not the Act itself), precise dates can still move. Below are realistic scenarios drawn from government material and sector briefings. Treat them as planning windows, not promises.
Phase 0 — Royal Assent (Done)
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27 Oct 2025: Act receives Royal Assent. Technical and enforcement guidance begins to appear; many provisions not in force yet.
Phase 1 — Drafting & laying secondary legislation (Nov 2025 – Spring 2026)
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Government drafts Commencement Regulations and related statutory instruments (e.g., ombudsman scheme, rent-increase process, pet requests, student/PBSA carve-outs, enforcement).
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Expect consultations and guidance drops in waves.
Planning window: Q1–Q2 2026 for most key regulations to be laid in Parliament, with lead-in periods before go-live. Several credible sources suggest “during 2026.”
Phase 2 — First commencement(s): new tenancies (Base case: Mid–Late 2026)
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What likely starts first: rules for new assured tenancies — e.g., Section 21 abolition, move to rolling tenancies, rent-rise process, and initial ombudsman coverage.
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Sector commentary points to a single “big-bang” commencement date or tightly bunched commencement dates with sufficient notice.
Planning window:
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Base case: July–October 2026
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Faster case: May–June 2026 (if regulations are laid early and cleared quickly)
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Slower case: Q4 2026 (if additional guidance or system build-out is required)
Phase 3 — Transition for existing tenancies (Late 2026 into 2027)
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Anticipate a structured transition where existing fixed-term/ASTs convert to periodic on (or after) the main commencement date, with notice for both landlords and tenants.
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Exact triggers and any grace periods will be set in the regulations/guidance.
Planning window:
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Base case: staged conversion from late 2026, completing through 2027 depending on tenancy status and any specific exemptions (e.g., purpose-built student accommodation if provided).
What will change (high level)
While commencement dates are pending, the direction of travel is clear:
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Section 21 abolished; possession becomes a grounds-based system only.
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Fixed-term ASTs replaced with rolling/periodic arrangements.
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Rent increases: typically once per year and to market rate, with dispute routes.
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Private Rented Sector Ombudsman for faster, cheaper redress.
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Pets: landlords cannot unreasonably refuse requests (with sensible conditions).
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Fairer access: bans on bidding wars and discrimination (e.g., children, benefits).
Milestone tracker you can use internally
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Monitor: Official guidance pages and any “commencement” statutory instruments (SIs).
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Watch for: Notices in government guidance stating parts are “not in force at the time this guidance was issued” — a sign timing is still moving.
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Cross-check: The Act’s page for newly laid SIs and explanatory materials.
Action plan: what landlords & agents should do now (before commencement)
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Audit your portfolio
Map tenancy types, fixed-term end dates, and any Section 21 dependencies to understand exposure at go-live. -
Update documents & processes
Prepare periodic-first tenancy agreements; refresh rent-increase templates and timelines; ready grounds-based possession playbooks. -
Ombudsman readiness
Assign internal owners for complaint handling and evidence gathering; budget for membership/fees once mandated. -
Pets, access & repairs
Add a standard pet request policy (criteria, deposits/insurance if permitted), and ensure repairs SLAs and record-keeping are tight. -
Referencing & advertising
Remove wording that could breach new anti-discrimination provisions; avoid bidding mechanisms. -
Student lets & PBSA
Track any student/PBSA-specific rules emerging in secondary legislation; adjust cycle planning early. -
Training & communications
Brief staff now; prepare tenant-facing comms explaining the switch to rolling tenancies, rent-rise cadence, and new redress routes.
FAQs we’re hearing
Will Section 21 be gone this year?
No. Section 21 will fall on or after the commencement date in 2026 (exact date TBC by regulations). Until commencement, current law applies.
Will there be one “big switch-over” day?
Expect a clear commencement day with notice to the sector, potentially in stages — but anticipate a concentrated switchover period rather than a long drip-feed.
What about existing fixed terms?
Expect conversion to periodic (with specifics set by regulations). Prepare systems and notices accordingly.
Sources and further reading
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Government overview and guidance (official housing policy pages).
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The Renters’ Rights Act 2025 — Royal Assent 27 Oct 2025; implementation via 2026 commencement regulations.
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Government enforcement/investigatory guidance noting staged commencement.
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Sector implementation timetables discussing “big-bang” commencement and transition.
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Independent explainer on key RRA 2025 provisions.
If you’d like, I can turn this into a downloadable landlord/agent readiness checklist aligned to the phases above.
Telephone: 01352 721300
Email: support@netrent.co.uk
Disclaimer: NetRent does not provide legal advice. This article represents our understanding of rental property law and policy at the time of writing. Always consult the official legislation and seek professional advice for specific cases.