The Renters’ Rights Act 2025 is now law, but it will not come into force all at once. Instead, the Government is implementing it in several phases over the next few years. Some elements have confirmed dates, while many others — including some of the most significant changes — do not yet have official implementation dates.

This article provides:

• A clear summary of the current known timetable,

• An in-depth month-by-month plan for landlords from now until late 2027,

• Guidance where dates remain unannounced,

• A practical interpretation of what landlords should be doing at each stage.

1. Where We Are Now — The Official Roadmap in Plain English

Based on the Government’s published roadmap and industry guidance, here is what we currently know:

27 October 2025 – Royal Assent

The Renters’ Rights Act becomes law in principle. Most provisions still require “commencement regulations” before they legally take effect.

27 December 2025 – New Local Authority Investigatory Powers

Councils receive enhanced powers to:

• Request documents,

• Enter premises more easily,

• Collect data related to property safety and landlord compliance.

1 May 2026 – Phase 1 Begins (Private Rented Sector, England)

This is the first major implementation milestone, introducing:

• Abolition of Section 21 “no-fault” eviction.

• Creation of Assured Periodic Tenancies as the new default.

• Reformed Section 8 possession grounds.

• Rent increase rules: only once per year, following a formal procedure.

• A ban on bidding wars and limits on rent in advance.

• Prohibitions on discrimination (e.g., children, benefit status).

• A statutory process for pet requests and restrictions on unreasonable refusals.

• Strengthened enforcement powers and rent repayment rules.

31 May 2026 – Key Deadline for Existing Tenancies

By this date, landlords must:

• Provide the Government’s mandatory information sheet to all tenants in existing PRS tenancies.

• Provide a written statement of tenancy terms where tenancies were previously verbal.

Late 2026 Onwards – PRS Database & Ombudsman (Dates Not Yet Confirmed)

The Government intends a regional roll-out of:

1. A mandatory Private Rented Sector Database, requiring every landlord to register each property and pay an annual fee.

2. A PRS Landlord Ombudsman, which all landlords will be required to join.

Exact dates for each region and for compulsory membership have not yet been announced, though indications suggest full mandatory Ombudsman membership around 2028.

Phase 3 (Long-Term) – Decent Homes Standard & Awaab’s Law

Government plans include:

• Extending the Decent Homes Standard to the PRS with a long-stop date likely years away (mid-2030s).

• Applying principles of Awaab’s Law to the private sector.

Again, no confirmed implementation dates.

2. Month-by-Month Landlord Action Plan

(December 2025 – December 2027)

Where specific legal dates are known, they are included.
Where a month relates to a future phase with no confirmed date, this is clearly indicated.

DECEMBER 2025 — Orientation & Compliance Preparation

What’s happening:

• The Act is law, and the first commencement dates are published.

• Local authority investigatory powers start on 27 December.

Actions for landlords:

• Create a comprehensive inventory of each property and tenancy.

• Review your ability to produce documents quickly if required by a council.

• Map responsibilities between you and your agent.

JANUARY 2026 — Updating Tenancy Documentation

What’s happening:

• The Government plans to publish details of the written information required for new tenancies from 1 May.

Actions:

• Begin revising your tenancy agreements and “move-in” packs.

• Draft new rent increase and pet request procedures.

• Review advertising and screening policies for compliance with anti-discrimination rules.

FEBRUARY 2026 — Business Model Impact Assessment

Actions:

• Review how the removal of Section 21 and the new rent-increase limits affect:

  • Cash flow

  • Risk profile

  • Long-term planning

• Audit arrears and anti-social behaviour processes to ensure they align with the new Section 8 system.

• Identify complex lets (HMOs, student lets) and track updates on any exemptions or special rules.

MARCH 2026 — Prep for the 31 May Tenant Information Deadline

What’s happening:

• The Government is expected to publish its final tenant information sheet.

Actions:

• Decide how you will deliver the information (email/post/portal).

• Identify verbal or poorly documented tenancies; prepare written summaries.

• Draft a tenant communication notice explaining the May changes.

APRIL 2026 — Final Readiness Checks

What’s happening:

• Government will publish tenant-facing guidance.

Actions:

• Train agents/staff on:

  • Rent-increase rules

  • Responding to pet requests

  • Bidding and advertising compliance

• Review any ongoing possession cases in light of the coming transition.

• Ensure marketing materials reflect the new anti-discrimination rules.

MAY 2026 — Phase 1 “Go-Live”

From 1 May:

• No more Section 21.

• New tenancy agreements must be used.

• New rules on rent increases, possession, pets, and discrimination begin.

Actions for May:

• Switch to compliant tenancy agreements immediately.

• Start using a formal pet-request procedure.

• Audit active adverts, viewing processes, and pre-tenancy checks.

• Ensure staff understand the difference between the old and new possession routes.

JUNE 2026 — Compliance Verification

By 31 May, you must have:

• Issued the official information sheet to all existing tenants.

• Provided written terms for any verbal tenancy.

Actions for June:

• Record evidence of compliance for each tenancy.

• Conduct your first post-implementation audit:

  • Rent increases

  • Possession notices

  • Complaint handling

  • Repairs documentation

• Fix any process gaps before the next phase begins.

JULY 2026 — PRS Database Preparation (Dates Still Unconfirmed)

Actions:

• Create a complete dataset for each property:

  • Landlord details

  • Safety certificates

  • EPCs

  • Occupancy details

• Ensure you could register all properties quickly once your region goes live.

AUGUST 2026 — Safety Compliance Review

Actions:

• Audit all gas, electrical, and EPC records.

• Check for any historic damp/mould issues and ensure they are fully resolved.

• Begin planning for future energy-efficiency upgrades.

SEPTEMBER 2026 — Budgeting for New Regulatory Costs

Actions:

• Estimate future:

  • PRS Database fees

  • Ombudsman membership fees

• Integrate these into your rent strategy, noting the one-increase-per-year limit.

OCTOBER 2026 — Strengthening Complaint Handling

Actions:

• Develop a clear complaints policy consistent with expected Ombudsman standards.

• Implement structured complaint recording (logs, response templates, deadlines).

NOVEMBER 2026 — Monitoring for Regional Database Launch

What’s happening:

• Database roll-out may begin in some areas late 2026, but no regions have confirmed dates.

Actions:

• Subscribe to GOV.UK updates.

• Assign responsibility for completing registrations.

• Run a “dry run” registration using your data.

DECEMBER 2026 — Year-End Review

Actions:

• Analyse the first seven months of Phase 1:

  • Possession outcomes

  • Rent-increase trends

  • Tenant queries

• Identify which processes or documents need refinement going into 2027.

2027 – Preparing for Phases 2 and 3 (No Confirmed Dates Yet)

The focus in 2027 is readiness, not reacting to fixed deadlines.

JANUARY–MARCH 2027 — Embedding Ombudsman-Ready Procedures

Actions:

• Train staff and agents on fair, consistent decision-making.

• Formalise complaint escalation procedures.

• Begin reporting internally on complaints and resolutions.

APRIL–JUNE 2027 — Property Condition: Awaab’s Law & Decent Homes

Actions:

• Conduct a condition survey focusing on:

  • Damp and mould

  • Ventilation

  • Heating efficiency

  • Category 1 hazards

• Develop a multi-year works plan anticipating the future Decent Homes Standard.

JULY–SEPTEMBER 2027 — Data Accuracy for the PRS Database

Actions:

• Update and verify all property and landlord data.

• Ensure safety documents are catalogued and easy to upload.

• Map landlord structures (e.g., companies, joint landlords) to avoid registration mistakes later.

OCTOBER–DECEMBER 2027 — Long-Term Strategic Planning

Actions:

• Review whether the portfolio remains viable under the new compliance landscape.

• Consider consolidation, restructuring, or professionalisation of management.

• Monitor for commencement regulations setting firm dates for:

  • Mandatory Ombudsman membership

  • PRS Decent Homes Standard

Key Takeaways for Landlords

1. Some dates are confirmed; many are not.

Only a handful of provisions have fixed commencement dates.
There is currently no confirmed “full implementation date” for the Act.

2. 2026 is the critical transition year.

The removal of Section 21, new rent-increase rules, and updated tenancy processes all start in May 2026.

3. The Database, Ombudsman, and Decent Homes Standard will follow in stages.

Landlords should prepare early even before dates are announced.

4. Good documentation is now essential.

Evidence of fairness, communication, safety, and compliance will be vital in a world without Section 21 and with stronger oversight.

Important Disclaimer

NetRent does not provide legal advice.
This article is a general guide to the Renters’ Rights Act based on publicly available information.
It is not a substitute for independent legal advice, and Government timelines may change as new regulations are released.