The Renters’ Rights Act 2025 is one of the biggest changes to the private rented sector in England for decades. It changes the way landlords create tenancies, increase rent, recover possession, advertise properties, deal with pets, communicate with tenants and prepare for future regulation.

Some parts of the Act are already in force. Others are still waiting to be fully switched on.

That distinction matters. Landlords should not treat the Act as a single event. It is a phased reform programme, with the first major changes already applying from 1 May 2026, and further obligations expected to follow in later phases. Government guidance confirms that the first phase applies to private rented sector assured tenancies from 1 May 2026, while later phases will cover the PRS Database, Landlord Ombudsman, Awaab’s Law and a Decent Homes Standard for the private rented sector.

The Act is not just about Section 21

The headline change is the end of Section 21 “no-fault” evictions. That is important, but it is only one part of the picture.

The Renters’ Rights Act changes the operating model for private residential letting. It pushes landlords towards a more formal, evidence-led approach to property management. Verbal arrangements, informal notices, open-ended rent negotiation, outdated tenancy templates and vague record-keeping now carry greater risk.

The new regime is built around a simple principle: tenants should have more security, while landlords should still be able to recover possession where there is a valid legal reason.

What changed from 1 May 2026?

The first major phase of the Act came into force on 1 May 2026. These changes affect the core landlord-and-tenant relationship in England.

1. Assured shorthold tenancies have changed

Existing assured shorthold tenancies have converted into assured periodic tenancies, and new private rented sector tenancies are now assured periodic tenancies. These tenancies run on a rolling basis, such as monthly or weekly, and landlords cannot create tenancy agreements with a fixed end date in the same way as before.

This is a major cultural change. Many landlords have traditionally relied on six-month or twelve-month fixed terms as the foundation of their rental agreements. Under the new regime, the focus is no longer on the date the fixed term expires. Instead, the tenancy continues until the tenant gives valid notice, or the landlord obtains possession using a valid statutory ground.

For landlords, this means tenancy agreements, onboarding processes and internal systems need to be updated. Any document that suggests the tenancy simply ends on a fixed date may now create confusion or compliance risk.

2. Written information is now more important

Landlords must give tenants certain written information about key terms of the tenancy from 1 May 2026. For new tenancies, this information must be provided before the tenancy is signed or otherwise agreed. Failure to provide required written information can lead to a fine of up to £7,000.

For existing tenants with a written tenancy agreement signed before 1 May 2026, landlords do not necessarily need to issue a new agreement. Instead, they must provide the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026. If the tenancy was entirely verbal before 1 May 2026, the landlord must provide written information about the key terms of the tenancy by the same date.

This is one of the easiest parts of the Act to overlook. It is administrative, but not optional.

3. Section 21 can no longer be used

From 1 May 2026, landlords can no longer use Section 21 of the Housing Act 1988 to recover possession. Government guidance is clear that landlords must now use the Section 8 process and rely on one or more statutory possession grounds.

That changes the nature of possession claims. Landlords now need a legally recognised reason and, where the tenant does not leave, evidence to prove that the ground applies. A possession notice must use the correct form, give the correct notice period, set out the ground being relied on and explain why the landlord believes the ground applies.

In practical terms, possession is now more document-heavy. Landlords should keep clear records of rent arrears, complaints, antisocial behaviour, property damage, intention to sell, intention to move in, and any other facts that may later be relevant.

4. Landlords can still recover possession, but the rules are different

The Act does not mean tenants can never be evicted. It means landlords need a valid ground.

Grounds may apply where, for example, the landlord needs to sell, the landlord or a close family member needs to move in, the tenant has serious arrears, the tenant has damaged the property, or there is antisocial behaviour.

However, some grounds carry restrictions. For example, where a landlord needs to sell or move into the property, they cannot evict for that reason within the first 12 months of a tenancy. In many cases the notice period is four months, although shorter notice can apply for some grounds, including certain tenant fault grounds.

This means landlords should be careful before serving notice. The wrong form, wrong ground, wrong notice period or weak evidence can delay or undermine a possession claim.

5. Rent increases are now more controlled

Landlords can no longer rely on informal rent increases in the same way. To increase rent, landlords must use the revised Section 13 process, provide the correct form and give at least two months’ notice. Rent cannot be increased more than once a year, and tenants can challenge a proposed increase that is above open market rent.

This is likely to make rent-setting more evidence-based. Landlords should keep records of comparable rents, property condition, location, improvements and market evidence before proposing an increase.

The risk is not just that a tenant may challenge the rent. The wider risk is that landlords may use outdated templates or informal emails that do not comply with the new process.

6. Rental bidding is banned

Landlords and agents must now advertise an asking rent and cannot encourage or accept offers above that advertised rent. The Government guidance states that landlords cannot ask for, encourage or accept a payment of rent before the landlord and tenant have signed the tenancy agreement, and that rental bidding above the advertised rent is unlawful.

This changes how properties should be marketed. Landlords should avoid phrases that invite competition, such as “offers over”, “best and final rent”, or wording that encourages applicants to outbid one another.

7. Discrimination against families and benefit recipients is prohibited

The Act restricts landlords from discriminating against potential tenants because they have children or receive benefits. Government guidance now states that landlords cannot discriminate against potential tenants who are on benefits or who have children.

This does not mean landlords cannot assess affordability or suitability. It does mean blanket bans and exclusionary advertising are risky. Phrases such as “no DSS”, “professionals only”, or “not suitable for children” may create compliance issues depending on the context.

Landlords should use fair, consistent and evidence-based selection criteria.

8. Tenants have stronger rights to request pets

Tenants and prospective tenants can ask to keep a pet, and landlords can only refuse if they have a valid reason.

This does not mean every pet request must be accepted. It does mean a blanket “no pets” policy is harder to justify. Landlords may need to consider the type of property, leasehold restrictions, animal size, welfare issues, allergies in shared accommodation, insurance and potential damage concerns.

The important point is process. A landlord should consider the request properly and keep a record of the reason for any refusal.

9. Deposit compliance still matters

The Act has not removed existing deposit protection rules. In fact, deposit compliance remains important because a court will only give a possession order in certain circumstances where the landlord has complied with deposit protection requirements, returned the deposit, or the issue has been resolved through the court.

This is a reminder that the Renters’ Rights Act does not replace existing landlord obligations. It sits on top of them.

10. Local authorities have stronger enforcement powers

The Act gives councils new powers to investigate, collect evidence and act where landlords break the rules. Government guidance says breaches can lead to financial penalties of up to £7,000, while more serious offences can lead to a financial penalty of up to £40,000 as an alternative to prosecution.

Examples of breaches include claiming to let on a fixed-term tenancy instead of a rolling tenancy, failing to provide required written information, failing to give the information sheet to existing tenants, or trying to end a tenancy using the wrong process. More serious offences include reletting or remarketing within the 12-month restricted period after using certain possession grounds, or knowingly or recklessly relying on a ground where the landlord knows the court would not grant possession.

This is why paperwork matters. The Act creates more situations where councils may ask: what did the landlord say, when did they say it, what form did they use, and what evidence did they have?

What has not fully come into force yet?

The Renters’ Rights Act is being implemented in phases. The first phase is now in force, but several major parts of the reform programme are still to come.

1. The Private Rented Sector Database

The Government’s implementation roadmap says that the PRS Database will be introduced from late 2026. The database is intended to bring together key information for landlords, tenants and councils. It is expected to help tenants make informed choices, help landlords understand and demonstrate compliance, and help councils target enforcement.

The roadmap says signing up to the database will be mandatory for PRS landlords, and landlords will be required to pay an annual fee, with the amount to be confirmed closer to launch.

This could become one of the most significant practical changes for landlords. It may turn compliance into something more visible and traceable. Landlords who currently keep fragmented records across emails, agents, spreadsheets and paper files may need to move towards more organised systems.

2. The PRS Landlord Ombudsman

The roadmap also confirms that a PRS Landlord Ombudsman will be introduced in Phase 2. The Ombudsman is intended to improve dispute resolution between tenants and landlords without the need for costly court proceedings. The Government expects mandatory landlord membership of the new service in 2028, once the service is ready.

This is not simply another complaints body. It may change how landlords need to handle complaints, repairs, communication, evidence and escalation.

Landlords should prepare now by keeping proper records of:

• repair reports;
• response times;
• contractor instructions;
• tenant complaints;
• rent disputes;
• inspection notes;
• emails, texts and letters;
• decisions made and reasons given.

A future Ombudsman process is likely to reward clear records and penalise poor administration.

3. Awaab’s Law for the private rented sector

Awaab’s Law is expected to be extended to the private rented sector, but the implementation details and timetable are still subject to consultation. The Government says this will create legally enforceable timeframes within which PRS landlords must make homes safe where they contain serious hazards.

This is likely to be especially relevant to damp, mould, serious disrepair, excess cold, electrical hazards, fire safety concerns and other hazards affecting health and safety.

Although the PRS version has not fully come into force, landlords should not wait. The direction of travel is clear: serious hazards will need faster, documented action.

4. A Decent Homes Standard for private rented property

The Government plans to introduce a Decent Homes Standard to the private rented sector for the first time. The roadmap says the standard will set a minimum level of housing quality and give local councils powers to take enforcement action where PRS homes fail to meet it. The Government consulted on bringing the updated standard into force in either 2035 or 2037, with dates to be settled following consultation.

This may feel distant, but it should still matter to landlords making investment decisions now. Boilers, insulation, windows, damp-proofing, ventilation, kitchens, bathrooms and structural works often have long replacement cycles. A property that just about meets expectations today may not meet future standards without planned investment.

5. HHSRS reform

The roadmap states that the Government will implement the review of the Housing Health and Safety Rating System as part of the pathway towards applying the Decent Homes Standard to the private rented sector.

The HHSRS already matters because councils use it to assess housing hazards. Reform may make standards clearer, but it may also make enforcement more structured. Landlords should therefore pay attention to property condition, not just paperwork.

6. Future energy efficiency reform

The Government has consulted on plans to require domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards of EPC C or equivalent by 2030, unless a valid exemption applies. Further details are expected in the Government’s response to consultation.

This is not the same as the Renters’ Rights Act tenancy reforms, but it is part of the wider direction of private rented sector regulation. Energy performance is likely to become a bigger compliance and investment issue over the next few years.

Why landlords need to prepare now

The biggest mistake landlords can make is assuming that the Act is only relevant when a tenancy goes wrong.

The Act affects the full rental lifecycle:

• how the property is advertised;
• how applicants are assessed;
• what rent can be requested;
• when rent can be increased;
• what documents must be given;
• how tenancy agreements are worded;
• whether pets can be refused;
• how possession is handled;
• how repairs and complaints are recorded;
• how councils may enforce breaches;
• how landlords prepare for the future database and Ombudsman.

This is a shift from informal property ownership to regulated service provision.

Practical preparation points for landlords

Landlords should consider reviewing the following areas.

Tenancy agreements

Old AST templates should be reviewed. Any wording based on a fixed term, automatic expiry, Section 21, informal termination, rent review clauses or outdated notice procedures may need to be changed.

Tenant information packs

Landlords should make sure they know what written information must be given to new tenants and what information sheets or documents must be given to existing tenants.

Advertising wording

Property adverts should state a clear asking rent and avoid rental bidding language. They should also avoid discriminatory wording relating to children, benefits, disability, pets or household type.

Rent increase process

Rent increases should be planned through the correct Section 13 procedure. Landlords should gather market evidence before proposing an increase.

Possession records

Landlords should keep evidence that supports any possession ground they may need to rely on. The end of Section 21 means records are now central to possession.

Repairs and complaints

Repair reporting, response times and contractor instructions should be documented. This will become even more important when the Ombudsman and Awaab’s Law reforms arrive.

Pet request process

Landlords should avoid blanket refusals and instead consider each request on its facts. Any refusal should be supported by a clear reason.

Compliance files

Each property should have a central compliance record covering deposit protection, gas safety, electrical safety, EPC, smoke and carbon monoxide alarms, licensing, repair history, tenant communications and any required Renters’ Rights Act documents.

The key message

The Renters’ Rights Act is not just an eviction reform. It is a reset of the private rented sector in England.

For tenants, it provides greater security and stronger rights. For landlords, it creates a more formal system where documents, processes and evidence matter more than ever.

The first phase is already here. The next phases — the PRS Database, Landlord Ombudsman, Awaab’s Law and Decent Homes Standard — are still developing, but they point in the same direction: more transparency, stronger enforcement and higher expectations.

Landlords who prepare early will be better placed to adapt. Those who rely on old templates, informal practices and incomplete records may find the new regime much harder to manage.

NetRent does not provide legal advice. This article represents our understanding of rental property law at the time of writing. Landlords should take professional advice where they are unsure about their obligations.

Telephone: 01352 721300
Email: support@netrent.co.uk