A Guide to the Renters' Rights Act

The Renters’ Rights Act 2025 is now law and will start rolling out during 2026. It’s designed to make renting fairer and safer for tenants – but that means new rules and new responsibilities for landlords too. Are you prepared?

The introduction of the Renters’ Rights Act means no more ‘no-fault’ evictions, an end to fixed-term tenancies, pet requests must be considered, homes must meet the ‘decent homes standard’, stricter rules on tenant selection, a limit on rent increases and the introduction of a new landlord database and ombudsman. We explain all of the proposed changes, the timeline for implementation and guidance for landlords on what their obligations are once the Renters’ Rights Act is law.

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What are the key changes from the Renters’ Rights Act?

	1. End of Section 21 ‘No-Fault’ Evictions From 1 May 2026, landlords will no longer be able to serve Section 21 notices. Possession must instead be sought through updated Section 8 grounds. Any Section 21 notices served before this date will remain valid.
	2. All Tenancies Become Periodic Fixed-term ASTs will transition into rolling periodic tenancies. Tenants may end the tenancy with standard notice, typically two months.
	3. Rent Increases Limited to Once Per Year Rent can only be increased once every 12 months, using a prescribed notice and giving at least two months’ notice.
	4. Ban on Rental Bidding Landlords and agents cannot ask tenants to offer above the advertised rent. A clear proposed rent must be included in marketing.

	5. Rent in Advance Capped at One Month Landlords may not request more than one month’s rent upfront. Tenants must pass affordability checks or provide a guarantor.
	6. Tenant Protections Strengthened Blanket bans on tenants with children or benefits are prohibited. Tenants may request a pet and landlords must give reasonable justification for refusal.
	7. Increased Compliance Requirements A PRS landlord register and national Ombudsman will be introduced and councils will gain stronger enforcement powers.

The Road To Renters’ Rights Reform

As the Renters’ Rights Act 2025 contains big changes, affecting different parts of housing law, it will be introduced in 3 phases to allow time for tenants, landlords, letting agents, and local councils to be ready for the changes. This confirmed timeline has been outlined below.

27 October 2025
Royal Assent for the Renters’ Rights Bill

November 2025
Landlord guidance for first phase of measures and enforcement guidance for local councils goes live

27 December 2025
New local council enforcement measures and investigatory powers (provided by the Act) for local councils go live

April 2026
Tenant guidance for first phase of measures goes live

1 May 2026
Implementation of first phase of measures of the Renters’ Rights Act 2025

Late 2026
PRS Database and associated guidance goes live for local councils and landlords

2027
Reforms apply to the Social Rented Sector

2028
Mandatory sign-up for landlords to join the PRS Landlord Ombudsman

Renters' Rights Act FAQs

What is the Renters’ Rights Act?

The Act introduces major changes to the private rented sector, with most reforms taking effect from 1 May 2026. It aims to increase tenant security while creating clearer processes for landlords.

When will the Renters' Rights Act be implemented?

The Renters' Rights Bill received Royal Assent on the 27th October 2025, meaning it has become law and is now known as the Renters' Rights Act. It will impact all Housing Act tenancies, with the government formally announcing how and when each part of the Act will take effect in the coming weeks. Keep reading to find out more about the key changes and what they mean for tenants and landlords.

When Will More Guidance On The Renters' Rights Act Be Issued?

Landlords Landlords and agents will need time to prepare their businesses for these changes. We will publish guidance for landlords covering Phase 1 reforms in November 2025. The guidance will help landlords understand what the new rules mean for them, and explain what they need to do to comply with the legislation once the measures are in force on 1 May 2026.

Tenants Tenants will need to know about the changes when the reforms are brought into force and at the point when they are looking for a new home or signing a tenancy agreement. We will publish guidance for tenants on Phase 1 reforms in April 2026.

How can I prepare and stay compliant with the Renters' Rights Act?

To prepare for and stay compliant with the Renters’ Rights Act, start by reviewing your current tenancy agreements and management procedures to ensure they reflect the upcoming reforms (such as the end of fixed-term assured shorthold tenancies and the abolition of Section 21 ‘no-fault’ notices). Ensure your properties meet the revised standards for repairs, safety and habitability, and establish clear record-keeping systems for maintenance, communications and tenant notices. It’s also wise to familiarise yourself with new requirements around rent-increase procedures, pet requests and the forthcoming landlord registration/ombudsman schemes. Working with a trusted letting agent or legal adviser will help you apply these changes smoothly and reduce the risk of non-compliance.

How can Curchods support me with the Renters' Rights Act changes?

In short, the Renters’ Rights Act 2025 means more structure and paperwork, but also more trust and transparency in the rental market. With several changes to housing law set to be implemented, now more than ever it is important that you work with a reliable and trusted Letting Agent. At Curchods we're ensuring our clients are prepared in plenty of time to ensure they remain compliant and keep good tenants happy. If you have any questions, or would like to begin your preparation for the Renters' Rights changes, contact us today.

Would You Like More Information About How The Renters’ Rights Act Affects You?

If you would like more information about the Renters’ Rights Act and how it may impact you as a Landlord, contact Curchods Letting Agents today.