The Renters' Rights Act 2025 will come into effect in three phases:

• phase one: 1 May 2026 – tenancy reforms come into force
• phase two: from late 2026 – introduction of the private rented sector database and Landlord Ombudsman
• phase three: date to be announced – Awaab’s Law and the Decent Homes Standard will be applied to the private rented sector

This guide aims to help both landlords and tenants understand the new Act. It also aims to help landlords prepare for a smooth transition, avoid penalties and ensure compliance.

What’s changing from 1 May 2026?

• landlords and letting agents cannot ask for or accept payment of rent before a tenancy has been signed
• once the rental asking price has been published, landlords and letting agents will not be able to encourage or accept higher offers
• if a tenant is already living in the property on 1 May 2026, the landlord must give them the required information about the new rules in the Renters' Rights Act by 31 May 2026. View the Renters’ Rights Act Information Sheet 2026 on the GOV.UK website
• a written tenancy agreement must be issued to any tenant by 31 May 2026 if they are living in the property before 1 May 2025 without a written tenancy agreement already being in place
• for any new tenancy, the landlord must give the tenant a written tenancy agreement, unless the tenancy is on the list of exemptions
• when advertising a property or offering someone a tenancy, the landlord must state the rent in writing
• landlords cannot ask for or accept more than one month’s rent in advance, and they cannot take any payment before the tenancy agreement has been signed

What’s changing from 1 May?

• all Assured Shorthold Tenancies (AST's) tenancies will become Assured Periodic Tenancies on a rolling contract with no end date
• Section 21 evictions will be abolished, meaning that landlords can no longer evict tenants without a specific reason
• possession will only be granted under legally defined grounds such as selling the property, the landlord or close family member moving in, or rent arrears or antisocial behaviour

What should landlords do to prepare?

• update tenancy agreements in line with the new regulations as soon as information is available, alongside the legally prescribed information
• understand when and how you can lawfully regain possession of a property
• keep clear records if you intend to sell, refurbish or move into a property

What’s changing from 1 May?

• rent increases will be limited to one per year
• landlords must give at least two months’ notice of a rent increase
• tenants will have the right to challenge unfair (above market rate) rent increases through a tribunal
• rent in advance payments are limited to one month’s rent and can only be requested once the tenancy agreement has been signed and before the tenancy has commenced

What should landlords do to prepare?

• ensure rent increases are based on market conditions
• keep clear records of rent changes and justifications

What’s changing from 1 May?

• discrimination against tenants on benefits or with children is unlawful
• tenant selection must be fair and transparent, based only on financial suitability

What should landlords do to prepare?

• ensure any tenant screening process complies with the new rules, and that anyone acting on your behalf (such as a letting agent) is also following the rules

What’s changing from 1 May?

• tenants will have the right to request a pet and landlords cannot unreasonably refuse

What should landlords do to prepare?

• create a fair and transparent pet policy, balancing tenant need, property upkeep and property suitability

What’s changing from late 2026?

• a Private Rented Sector Ombudsman will be established that handles disputes between landlords and tenants
• landlords will be legally required to register with the ombudsman service

What should landlords do to prepare?

• register with the ombudsman service as soon as it is available
• keep detailed records of communication with tenants

What’s changing from late 2026?

• landlords must register their properties on a new, national database

What should landlords do to prepare?

• gather essential documents including:
  • gas safety certificate
  • Energy Performance Certificate (EPC)
  • Electrical Installation Condition Report (EICR)
• ensure all records and documentation is up-to-date

Since 27 December 2025 councils have had greater powers to investigate and enforce compliance.

From 1 May 2026 civil penalties of up to £40,000 will be introduced for breaches and offences of specific housing legislation.

What should landlords do to prepare?

• ensure you remain informed on new regulations as enforcement will become stricter
• conduct regular property inspections and address issues promptly, to ensure ongoing compliance
• read our Civil Penalties policy and understand the offences where civil penalties can be imposed
• join landlord advice and support services, such as the National Residential Landlord Association (NRLA), for information, training and support