What Landlords and Renters Need to Know
The government has now published its implementation roadmap for the Renters’ Rights Act 2025, setting out how changes to the private rental sector will be introduced over the coming years.
This legislation represents one of the most significant reforms to the rental market in decades. Whether you are a landlord or a tenant, understanding what is changing, and when, will be essential.
With Phase 1 due to begin on 1 May 2026, preparation should already be underway.
Phase 1: From 1 May 2026
The first phase introduces wide-ranging changes that will affect almost all private tenancies in England.
One of the most notable reforms is the removal of “no-fault” evictions under Section 21 of the Housing Act 1988. Landlords will no longer be able to end a tenancy by notice alone and will instead need to rely on a valid legal ground.
At the same time, fixed-term assured shorthold tenancies (ASTs) will be replaced by open-ended Assured Periodic Tenancies. This means tenants will move onto rolling agreements, providing greater continuity and flexibility.
Rent increases will also be restricted. Landlords will only be able to increase rent once per year using a formal Section 13 notice, with the appropriate notice period.
Additional measures include a ban on rental bidding practices and limits on large upfront rent demands. Landlords and letting agents will not be permitted to accept offers above the advertised rent or request excessive advance payments.
Tenant protections will also be strengthened. This includes measures to prevent discrimination, such as against families with children, and the introduction of a formal right for tenants to request permission to keep pets.
Local authorities will receive enhanced enforcement powers, with expanded rent repayment orders and stronger penalties for non-compliance.
Importantly, these changes will apply to both new and existing tenancies from day one. Existing agreements will automatically transition into the new system, meaning landlords and agents will need to be fully prepared in advance.
Phase 2: Expected Late 2026 and Onwards
The second phase focuses on transparency and accountability within the rental sector.
A mandatory Private Rented Sector Database (PRS Database) will be introduced, requiring all landlords to register both themselves and each rental property they manage.
Public access to this database is expected to follow, enabling tenants to make more informed decisions, while also supporting enforcement activity by local authorities.
Alongside this, a mandatory PRS Landlord Ombudsman scheme will be established. This will provide tenants with a formal route to raise complaints and seek resolution without needing to go directly through the courts.
These changes are intended to create a more transparent and structured rental environment for both landlords and tenants.
Phase 3: Timing to Be Confirmed
The third phase will introduce longer-term reforms focused on property standards, safety and quality.
A modernised Decent Homes Standard (DHS) is expected to be extended to the private rental sector. This will require all rental properties to meet minimum standards relating to safety, condition and energy efficiency.
Awaab’s Law will also be introduced into the private sector. This will place legal obligations on landlords to address serious hazards such as damp and mould within defined timeframes.
While the exact timeline for these changes is still under consultation, landlords are already being encouraged to begin preparing.
What this means for renters and landlords
For tenants, these reforms are designed to provide greater security and fairness. This includes protection from no-fault evictions, more stable tenancy arrangements, and stronger rights around rent increases, pets and discrimination.
For landlords, the changes will require a more structured and compliant approach. Tenancy agreements will need to be updated, processes adapted, and ongoing obligations carefully managed.
The introduction of the PRS Database and Ombudsman scheme will also increase transparency and accountability across the sector.
What to watch next
Further guidance and draft regulations are expected ahead of May 2026. These will provide more detailed information on how the new rules will operate in practice.
Landlords should also familiarise themselves with enhanced local authority enforcement powers, particularly in relation to documentation, safety standards and rent controls.
Future phases, including the PRS Database, Ombudsman scheme, Decent Homes Standard and Awaab’s Law, will require additional planning and, in some cases, investment.
Planning ahead
There is no doubt that these reforms will reshape the private rental sector. Alongside improvements in tenant protection, there may also be wider implications for rental supply and pricing, particularly as some landlords reassess their position.
For landlords, taking a considered and informed approach will be important. Understanding the full impact of the changes, reviewing existing arrangements and planning ahead will help ensure compliance and long-term stability.
The direction of travel is clear. The sooner preparations begin, the easier the transition is likely to be.
Appletree Financial Services
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This information reflects our understanding as of March 2026 and may be subject to change.
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