The Renters’ Rights Act 2025 has officially passed through Parliament and is now law. It’s set to reshape the private rented sector over the next decade, with big changes for landlords, tenants, and letting agents.
To help everyone prepare, the government has released a roadmap showing how the reforms will be rolled out in phases.
Here’s a straightforward look at what’s coming.
Why The Renters' Rights Act Matters
The aim of the Act is to tackle long-standing issues around security, poor housing standards, and affordability.
It’s one of the biggest overhauls the sector has seen in years, so the government is phasing the changes to give everyone time to adjust.
The plan covers three main phases, starting in 2026.
Phase 1: Major Tenancy Reforms - Coming 1 May 2026
The first wave of changes is the most wide-reaching. From 1 May 2026:
1. Section 21 will be abolished
“No-fault” evictions will end. Landlords will only be able to regain possession using updated Section 8 grounds, which must give a valid and fair reason.
2. All private rentals will move to Assured Periodic Tenancies
Fixed-term tenancies will go. Instead, tenancies will roll on, giving renters more stability. Tenants can leave with two months’ notice.
3. Updated possession grounds
Landlords will still be able to evict where needed, but only for legitimate reasons. Grounds for anti-social behaviour and persistent arrears are being strengthened.
4. Rent increases limited to once per year
Landlords must use the revised Section 13 process and give at least two months’ notice.
5. Rental bidding and advance rent banned
No more asking for offers above the advertised rent, and landlords can’t request more than one month’s rent upfront.
6. Protection against discrimination
Landlords and agents won’t be able to refuse applicants because they have children or receive benefits.
7. Tenants can request pets
Landlords must consider requests within 28 days and give a valid reason if refusing.
8. Stronger enforcement and penalties
Local councils will gain extra powers and tougher penalties will apply to repeat offenders.
Additional new investigatory powers for councils will kick in earlier, on 27 December 2025.
Phase 2: The PRS Database and Ombudsman - From Late 2026
The next stage focuses on transparency and dispute resolution.
PRS Database
A new national database will launch regionally from late 2026. All private landlords will have to register, pay a yearly fee, and provide details of their properties, safety certificates and contact information.
Tenants, councils, and other stakeholders will eventually be able to access key information through the database.
New PRS Landlord Ombudsman
An Ombudsman service will follow the database rollout, designed to resolve disputes without court action. Every landlord will need to join.
Full membership is expected to become mandatory in 2028.
Phase 3: Raising Housing Standards - Dates Still to Be Confirmed
The final phase focuses on quality and safety across the sector.
Key elements will include:
A new Decent Homes Standard for private rentals
This will introduce minimum quality standards across all PRS properties. The implementation date (likely 2035 or 2037) will be confirmed following consultation.
Minimum Energy Efficiency Standards
The government has previously consulted on requiring all PRS homes to reach EPC C by 2030, subject to exemptions.
Extension of Awaab’s Law
Private landlords will be legally required to fix serious hazards within set timeframes, giving tenants stronger protection. Read more about Awaab's Law
Updates to the Housing Health and Safety Rating System (HHSRS)
This will support enforcement under the new standards.
Get Free Avice
We remain committed to supporting landlords through these changes. That’s why we’re offering a free one-to-one consultation to any landlords who have rental property in East Yorkshire to discuss your specific portfolio and give advice on how you can navigate the changes successfully.
For more information or to get some free advice on the Renters Rights Act, please contact us or call us on 01377 250550
Preparing for the Changes
The government is planning guidance, communications, and support for all groups involved:
For landlords and agents:
Detailed guidance in November 2025 to help prepare for the May 2026 changes.
For tenants:
Clear guidance and Easy Read materials from April 2026.
For local councils:
Additional funding, training, and enforcement support, including a £18.2m allocation for 2025/26.
For the courts and tribunal system:
Investment in a new digital end-to-end possession service launching from 2026 to keep cases moving quickly and efficiently.
What This Means for You
The scale of the Renters’ Rights Act means everyone in the sector will need time to adapt. Landlords and agents will need to update their processes and tenancy documents. Tenants will gain new protections and more clarity over their rights. Councils will have stronger powers to enforce standards.
The roadmap gives almost two years for planning before the first major changes arrive in May 2026.
If you manage or let property, now is the time to start reviewing your systems, tenancy agreements, and compliance processes so you’re ready.
And if you need any advice we are offering a free Renters’ Rights Act consultation to any landlords with properties in the East Riding of Yorkshire.
For more information or to get some free advice on the Renters Rights Act, please get in touch or call us on 01377 250550
Maddie Lancaster is an ARLA qualified letting agent with over 10 years of experience in the UK rental market. Rent East Yorkshire specialises in property management services for landlords across the East Riding of Yorkshire.
Disclaimer: This information is provided for guidance only and does not constitute legal advice. Specific legal advice should be sought for particular circumstances.
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