The Renters Rights Act 2025 – Roadmap

The roadmap for implementing the Renters Rights Act 2025 (see our previous article here) has been published today. The Act will be implemented in three phases.

Phase 1: 1 May 2026

• Abolishment of Section 21 notice or “no-fault” evictions. Landlords will only be able to evict tenants using the new statutory grounds and timeframes set out in Table 1 of the Act. For tenants to end a tenancy they will be required to give two months’ notice aligned with the end of a rental period.
• Ending all fixed term assured and assured shorthold tenancies. All existing tenancies will be converted to periodic assured tenancies. All future tenancies will be periodic assured tenancies.
• A new process for increasing rent. Rent will only be capable of being increased once a year to market rate via the updated Section 13 process and subject to challenge via the First-tier Tribunal.
• A strengthened right for tenants to keep pets which cannot be unreasonably refused.
• Limiting the maximum amount of rent a landlord can require to be paid in advance to one month.
• Ending rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent.
• The banning of discrimination by landlords and agents against prospective tenants in receipt of benefits or with children.
• Strengthening of local authority enforcement by expanding civil penalties, introducing a package of investigatory powers and bringing in a new requirement for local authorities to report on enforcement activity.
• Strengthening of rent repayment orders by extending them to superior landlords, doubling the maximum penalty and ensuring repeat offenders have to repay the maximum amount.

Phase 2: Late 2026

• Introduction of a Private Rented Sector Database. This will help landlords understand their obligations and demonstrate compliance.
• Introduction of a Private Rented Sector Landlord Ombudsman. They will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord.

Phase 3: TBC

Implementation of the Decent Homes Standard and Awaab’s law requiring strict timeframes for remedial work.

What next?

The detailed roadmap can be read here. As the sector responds to this, more commentary will be provided. However, it is certain that there will be a flurry of activity over the next six months before Phase 1 is implemented on 1 May 2026.

How can Pinney Talfourd Help?

Our Property Litigation Team is highly experienced in advising both landlords and tenants on all aspects of residential tenancy law. With major changes due to take effect from May 2026, it is essential to understand how the Renters Rights Act will affect your rights and responsibilities.

Our specialist solicitors are here to help. Contact us on 01708 511 000 for tailored advice.